HomeMy Public PortalAbout10-10-2017 POSTED IN CITY HALL OCTOBER 6, 2017
PLANNING COMMISSION AGENDA
TUESDAY, OCTOBER 10, 2017
7:00 P.M.
CITY HALL (2052 County Road 24)
1. Call to Order
2. Public Comments on items not on the agenda
3. Update from City Council proceedings
4. Planning Department Report
5. Public Hearing – Mark Smith – NE corner of Hwy 55 and Mohawk Dr.
– Comprehensive Plan Amendment and PUD Concept Plan for 48 lot
subdivision with 7 acre park on 52 acres (PIDs 03-118-23-42-0001, 03-
118-823410001, and 03-118-23-4-0005)
6. (Continued Hearing) – Ordinance Amendment – Chapter 8 related to
land use regulations pertaining to the Sanitary Landfill and Closed
Landfill-Restricted zoning district
7. (Continued Hearing) – 4000 Hamel Road – Rezoning of Woodlake
Landfill to the Closed Landfill-Restricted zoning district.
8. Approval of September 12, 2017 Planning Commission Minutes
9. Council Meeting Schedule
10. Adjourn
Planning Department Update Page 1 of 2 October 3, 2017
City Council Meeting
MEMORANDUM
TO: Mayor Mitchell and Members of the City Council
FROM: Dusty Finke, City Planner; through City Administrator Scott Johnson
DATE: September 27, 2017
SUBJ: Planning Department Updates – September 19, 2017 City Council Meeting
Land Use Application Review
A) JEGM Revoc Trust Solar Text Amendment and CUP – 2705 Willow Drive – The JEGM
Revocable Trust has requested that the City consider amending its zoning code to increase the
maximum footprint of ground mounted solar panels permitted on a rural property from 2500 square
feet to 4000 square feet. The applicant has also requested a conditional use permit for construction
of a 4000 square foot ground mounted solar array, a 2304 square foot greenhouse and 360 square
foot warming shed. The Planning Commission held a public hearing on September 12 and
recommended increasing the maximum footprint for solar equipment and also recommended
approval of the CUP. The City Council is scheduled to review on October 3.
B) Weston Woods of Medina PUD Concept Plan – 1952 Chippewa Road – Mark of Excellence
Homes has requested review of a PUD concept plan for the development of 94 twinhomes on 80
acres (~30 buildable) east of Mohawk Drive, and north of Chippewa Road. The Planning
Commission held a public hearing on September 12. The Park Commission reviewed the concept on
September 20. The City Council will review the concept on October 17.
C) Mark Smith Concept Plan and PUD Concept Plan – NE corner of Highway 55 and Mohawk Drive
– Mark Smith of Mark of Excellence Homes has also requested a Comprehensive Plan Amendment
and PUD Concept Plan related to a 48-lot subdivision immediately south of the Weston Woods
project. The project also proposes a 7 acre City Park. The Planning Commission is scheduled to
hold a public hearing at the October 10 meeting, and the City Council will review both requests on
October 17.
D) School Lake Nature Preserve CD-PUD – Wally and Bridget Marx have requested review of a PUD
General Plan of development and preliminary plat for a conservation design subdivision to include 6
lots and conservation of 70 acres (11.76 buildable). The Planning Commission held a Public
Hearing at the June 13 meeting and unanimously recommended approval. The applicant has
adjusted plans in light of recent City Council direction to include a minimum lot size of 2.5 acres in
rural CD-PUD projects. The City Council reviewed on September 19 and directed staff to prepare
approval documents. Staff intends to present at the October 17 meeting.
E) Lunski Preliminary Plat, Rezoning, Site Plan Review – Lunski, Inc. has applied for
approvals for a development of 90 units of mixed senior housing, 24,767 s.f. of office, and
4,100 s.f. commercial north of Highway 55 and west of Mohawk Drive. The Planning
Commission held a public hearing at the July 11 Planning Commission meeting. The
Commission tabled the request in order to allow the applicant to update plans to meet
comments from the Elm Creek Watershed and City Engineer. Staff presented the request to
the Commission on August 8 and the Commission recommended approval. The City
Council adopted approval documents on September 19. Staff will work with the developer
related to the conditions of approval.
F) McDonald’s Variance – McDonald’s has requested a variance to reduce the required setback for a
replacement trash enclosure. The existing enclosure is being removed by Hennepin County in
connection with the County Road 116 improvement project and needs to be relocated. The Planning
Commission reviewed the request at the August 8 meeting and unanimously recommended approval.
Planning Department Update Page 2 of 2 October 3, 2017
City Council Meeting
The City Council adopted a resolution of approval on September 19. This project will now be
closed.
G) Excelsior Group PUD Concept Plan – The Excelsior Group has requested a comprehensive plan
amendment for the City to amend the staging of development for property located north of
Chippewa Road and west of Mohawk Drive for a 68-lot single-family subdivision. The Planning
Commission held a public hearing on August 8 and generally did not find that the request met the
criteria for developing earlier than the staging plan dictates. The Park Commission reviewed on
August 16 and the Council on September 19. The project will now be closed.
H) Reserve of Medina Second Addition – Toll Brothers has requested approval of the second
phase of the Reserve of Medina project. The City Council adopted approval documents on
September 19. Staff will work with the developer related to the conditions of approval.
I) Crosby/Snow CUP, Johnson ADU CUP, Dykhoff Septic Variance, Hamel Brewery, St. Peter and
Paul Cemetery – The City Council has adopted resolutions approving these projects, and staff is
assisting the applicants with the conditions of approval in order to complete the projects.
J) Woods of Medina – This preliminary plat has been approved and staff is awaiting a final plat
application
K) Hamel Road Thirty Two, Hamel Haven subdivisions – These subdivisions have received final
approval. Staff is working with the applicants on the conditions of approval before the plats are
recorded
Other Projects
A) Comprehensive Plan – The Steering Committee met Monday, September 18 at 7:00 a.m. to review
the comments received from jurisdictions to date. The next (and possibly, final) meeting is
scheduled for Thursday, October 26 at 7:00 a.m.
B) Closed Landfill regulations – staff has drafted an ordinance related to the Woodlake Landfill as
required by the MPCA in connection with the state’s closed landfill program. The ordinance
includes requirements which extend onto adjacent property. The Planning Commission held a public
hearing on the ordinance at the August 8 meeting and tabled the ordinance. Neighboring property
owners raised concerns related to the impact of the ordinance on their property values. The Planning
Commission directed staff to evaluate the ordinance to determine how the impacts of the ordinance
could be reduced on property owners while still meeting state mandates. Staff drafted the ordinance
and presented it at the September 12 meeting. The Planning Commission has requested additional
information from the MPCA related to the Methane Gas and Groundwater areas of concern, which
are scheduled to be presented at the October 10 meeting.
C) Planning Conference – I will be attending the Minnesota Planning Conference September 27-29. I
would like to thank the City Council for your support of continuing education for staff!!
Ordinance and Rezoning Page 1 of 3 October 10, 2017
Closed Landfill Restricted Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: October 5, 2017
MEETING: October 10, 2017 Planning Commission
SUBJ: Public Hearing – Ordinance Amendment and Zoning Amendment –
Closed Landfill-Restricted – Continued Public Hearing
Background
The Minnesota Pollution Control Agency (MPCA) operates the Woodlake Landfill in the
western portion of the City as part of its Closed Landfill Program. The Landfill is located north
of Hamel Road and west of Tomahawk Trail. Waste has not been accepted at the landfill since
1993 and the MPCA began management in 2000. A fuller summary of the history of the Landfill
has been provided at the previous two hearings in the Closed Landfill Land Use Plan from the
MPCA.
Minnesota state law requires that the local municipality enact land use and zoning regulations
which are consistent with the Closed Landfill Use Plan established by the MPCA for the
Landfill. In addition to regulating the use on the landfill property, the Woodlake Landfill Plan
identifies a Groundwater Area of Concern and Methane Gas Area of Concern which extend off
of the Woodlake Landfill site and onto neighboring properties.
In addition to mandating certain requirements the City must set on the Woodlake Landfill, the
state of Minnesota also requires that the City incorporate information about the Groundwater
Area of Concern and Methane Gas Area of Concern. The attached ordinance is intended to meet
these state requirements. Attached is information from the MPCA related to how these areas of
concern were established. Also attached is a memo from the City Attorney describing the
obligations of the City.
The MPCA recommends that the City enact an overlay district or setback for property within the
Methane Gas Area of Concern. Methane gas controls are in place in Woodlake Landfill, but if
these measures fail, there is a chance that methane gas may migrate into the Methane Gas Area
of Concern. Methane gas can become explosive in confined spaces such as basements when
mixed in air.
At the August 8 meeting, the Planning Commission reviewed proposed amendments to the City’s
zoning code to address these requirements. Staff had presented an overlay district as
recommended by the MPCA for discussion. Adjacent property owners within the MPCA’s
published Areas of Concern urged the Planning Commission to consider alternatives to the
overlay district that would minimize potential impacts to property values. The Planning
Commission directed staff to evaluate alternatives and present an ordinance which would meet
minimum requirements but minimize potential impacts on adjacent properties.
Ordinance and Rezoning Page 2 of 3 October 10, 2017
Closed Landfill Restricted Planning Commission Meeting
Staff has removed the overlay district from the ordinance and incorporated a reference to the
MPCA’s Areas of Concern within the Closed Landfill-Restricted ordinance.
At the September 12 meeting, speakers at the Public Hearing asked more questions about the
MPCA’s areas of concern so the Planning Commission requested some additional information.
Ordinance Summary
The attached ordinance includes two primary sections. The first section deletes the existing
regulations for a Sanitary Landfill District, which were in place back when an active landfill was
permitted on the property. The second section establishes the Closed Landfill-Restricted (CLR)
zoning district and applies regulations to the Woodlake Landfill.
The second section of the ordinance creates regulations for the Closed Landfill-Restricted (CLR)
to apply to the Woodlake Landfill site. The ordinance utilizes the MPCA’s template ordinance,
which is meant to address the mandates within the Land Use Plan for the Landfill.
The only permitted use within the CLR district is the management of the closed landfill. Solar
equipment is permitted through a Conditional Use Permit. These uses are identified by the
MPCA in the land use plan.
The draft ordinance establishes setback and design standards which are consistent with the Rural
Public/Semi-Public zoning district. Staff believes these standards provided a good framework
since they are intended to apply to quasi-commercial operations within the rural area.
At this point, the ordinance as proposed has no effect on property except for the Woodlake
Landfill property. As a result, this version of the ordinance would appear to have minimized any
potential or perceived impact on adjacent property.
Policy Discussion – Setback for Methane Gas Area of Concern
The City’s discretion within the ordinance is somewhat limited in order to be consistent with the
Closed Landfill Use Plan and state law. The uses permitted on the Landfill property are
described by the state. The City does have more discretion on the design and development
standards (setbacks, height, etc.) and staff believes using similar regulations as the Rural
Public/Semi-Public zoning district was reasonable.
The City is required by law to incorporate information related to the Groundwater Area of
Concern and Methane Gas Area of Concern into our land use controls. The City has discretion
on how this is accomplished. The MPCA also recommends that the City consider a setback in
order to prohibit construction within the Methane Gas Area of Concern. The Planning
Commission did not appear to support a setback or other prohibition, but should confirm whether
the City should require increased setbacks on adjoining properties from the Woodlake Landfill
property. Options appear to be:
• Do not include increased setback requirement; Provide notification only.
• Require setback on two portions or property line adjacent to the waste footprint which
cover the Methane Gas Area of Concern.
• Require a setback around all portions of the Landfill property.
Ordinance and Rezoning Page 3 of 3 October 10, 2017
Closed Landfill Restricted Planning Commission Meeting
Potential Actions
The Planning Commission continued the public hearing on the proposed ordinance amendment
and rezoning to the October 10 Planning Commission meeting. The Planning Commission
should continue the public hearing before considering the amended ordinance and the proposed
rezoning.
Following review and feedback from the Commission, the following actions may be in order:
1. Motion to recommend approval of the Ordinance Regarding Regulations of the Closed
Landfill-Restricted Zoning District.
2. Motion to recommend approval of the Ordinance Rezoning Woodlake Landfill to the
Closed Landfill-Restricted Zoning District.
Attachments
1. Draft Ordinance regarding the CLR District
2. Draft Ordinance rezoning property to the CLR zoning district
3. City Attorney memo describing City’s obligations
4. Information related to the Woodlake Landfill Areas of Concern from the MPC
5. Woodlake Landfill Closed Land Use Plan
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE REGARDING REGULATIONS OF THE
CLOSED LANDFILL-RESTRICTED ZONING DISTRICT AND THE SANITARY
LANDFILL ZONING DISTRICT; AMENDING CHAPTER 8 OF THE CITY CODE
The City Council of the City of Medina ordains as follows:
SECTION I. Section 827.09 et. Seq. of the code of ordinances of the city of Medina is amended
by deleting the existing stricken language in its entirety.
SANITARY LANDFILL ZONING DISTRICT (SL)
Section 827.09. Sanitary Landfill - Purpose. The Sanitary Landfill (SL) District is an area
exclusively established to accommodate the use of land for the development and operation of
sanitary landfills. Since this type of land use is so unique to the ecological setting of Medina and the
provision of public services such as transportation so demanding, a special district delineation is
called for. Within any district zoned SL in Medina, an extensive set of performance standards must
be met through the application of a conditional use permit.
Section 827.11. Conditional Use - Sanitary Landfills. Within the Sanitary Landfill District, no
landfill shall be established or operated without a Conditional Use Permit. Said Conditional Use
Permit shall be valid for a one year period, after which a permit renewal shall be required. The City
Council may also require a performance bond, cash escrow, or letter of credit from the landowner or
operator, to guarantee conformance with these regulations.
Section 827.13. Information Required. The following information shall be provided by the
persons requesting the permit:
Subd. 1. Name and address of person requesting the permit.
Subd. 2. The exact legal property description and acreage of area to be used.
Subd. 3. The following maps of the entire site and to include all areas within five hundred
(500) feet of the site. All maps shall be drawn at a scale of one (1) inch to one hundred (100)
feet unless otherwise stated below:
(a) Map A -
Existing conditions to include:
Contour lines at five (5) foot intervals.
Existing vegetation.
Ordinance No. ### 2
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Existing drainage and permanent water areas.
Existing structures.
Existing wells.
Existing roadways and easements.
(b) Map B -
Proposed operations to include:
Structures to be erected.
Location of earthwork and fill operation to be mined showing depth of
proposed excavation.
Location of refuse disposal deposits showing maximum height of deposits.
Location of machinery to be used in the mining operation.
Location of storage of mined materials, showing height of storage deposits.
Location of vehicle parking.
Location of storage of explosives.
Erosion and sediment control structures.
Location of proposed roadways and easements.
Type and capacity of equipment to be used.
(c) Map C -
End use plan to include:
Final grade of proposed site showing elevations and contour lines at five
(5) foot intervals.
Location and species of vegetation to be replanted.
Location and nature of any structures to be erected in relation to the end use
plan.
Subd. 4. A soil erosion and sediment control plan.
Subd. 5. A plan for dust and noise control.
Subd. 6. A full and adequate description of all phases of the proposed operation to include an
estimate of duration of the operation.
Subd. 7. A plan for fire nuisance and vermin control.
Subd. 8. Any other information requested by the Planning Commission or City Council
Subd. 9. Estimated daily or weekly volume of garbage and other waste.
Ordinance No. ### 3
DATE
Subd. 10. A plan or the submittal of assurances to the City from private or public sources
satisfactorily addressing the issue of long term liability after landfill closure for the
monitoring and protection of environmental quality.
Subd. 11. A plan or submittal of assurances to the City from private or public sources
satisfactorily addressing the issue of long term roadway maintenance during the operations
tenure on those routes providing primary landfill site access.
Section 827.15. Renewal of Permits. All property owners and residents with one thousand (1000)
feet of the operation shall be notified of the annual conditional permit renewal request.
Section 827.17. Use Restriction. The following regulations shall be observed by any person to
whom a permit is issued by the City for the operation of a sanitary landfill. These regulations shall
govern the operation of all City approved sanitary landfills and any failure to observe these
regulations shall be sufficient grounds for the revocation of the permit by the Council.
Subd. 1. All garbage and other refuse accepted by the landfill permit holder shall be
thoroughly compacted by equipment of a size and weight capable of producing a downward
or ground pressure of at least five (5) pounds per square inch. Such equipment shall have
sufficient weight and capacity to carry out all necessary operations to the satisfaction of the
enforcement officer. Sufficient auxiliary equipment shall be maintained on the site or
otherwise available to permit operation in case of a breakdown.
Subd. 2. Mixed refuse material shall be spread out on the working face of the landfill so that
the depth does not exceed a maximum depth of two (2') feet prior to its compaction.
Subd. 3. The areas shall be continually policed to prevent fire and the blowing of papers; shall
be neat and sanitary at all times, and shall be covered at the end of each day's operation, as
well as when wind conditions warrant it through the day, with sufficient material to prevent
blowing papers and unsightly conditions. The size of the active face on which refuse is
being currently deposited shall be kept to a minimum.
Subd. 4. Cover material will consist of earth, loam, clay, sand or a mixture of at least fifty
percent (50%) earth and other inert materials, such as ashes, cinders or gravel. A minimum
depth of twelve inches (12") of compacted cover and final spread cover material shall be
kept on all inactive faces of the landfill at all times. The active faces of the landfills should
be covered at the end of each day's operation, or as otherwise directed by the Administrator.
Subd. 5. When the landfill has been brought up to two feet (2') below the desired finished
grade, it shall be covered with at least twenty-four inches (24") of compacted cover material
graded and seeded in such a manner as to prevent erosion.
Subd. 6. Where the "trench system" of sanitary landfill is used, successive parallel trenches
must be at least two feet (2') apart.
Ordinance No. ### 4
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Subd. 7. All garbage and refuse material existing on the site at the time the permit is issued
either in the form of an open dump or any other form, shall be collected, compacted, and
covered with cover material at least one foot (1') in depth if below the desired finished grade,
or with inert material at least two feet (2') in depth at the finished grade. This cover
operation shall be completed within fifteen (15) working days after the issuance of a special
permit for the sanitary landfill.
Subd. 8. The permittee or operator shall erect such temporary or permanent fences or take
other measures as may be necessary to reasonably control blowing of paper and other
materials from the landfill.
Subd. 9. Any material salvaged from the landfill must be handled and stored in such a manner
as to prevent rodent harborage and permit proper operation of the landfill. Such salvaged
material must be removed to a location at least two hundred feet (200') from the working
surface so as not to interfere with the compacting and covering. All salvaged material must
be completely removed from the site every twenty-four (24) hours unless provision is made
for temporary storage within an enclosed, roofed and rodent-proof structure approved by the
Administrator.
Subd. 10. Burning of any materials deposited in a landfill is expressly prohibited.
Subd. 11. Adequate fire fighting equipment shall be available at all times on the site or the
operator shall furnish the Inspector with proof of a fire fighting agreement between the
operator and the local fire district.
Subd. 12. No fill shall be placed in streambeds or other areas where streams would be
obstructed or where erosion by the stream would remove cover material. There shall be no
seepage or drainage of any material from the fill of such a nature as would constitute an odor
nuisance, or health hazard, or pollute any water course.
Subd. 13. The permit holder shall provide an access road, approved by the Administrator that
is passable in all types of weather conditions to the dumping site.
Subd. 14. The license holder shall also provide an auxiliary fill site available and ready for use
during periods of heavy rain or snowfall, and when the area being filled and covered may not
be reached because of said weather conditions. The permit holder shall also take precautions
to eliminate excess dust in dry weather.
Subd. 15. Insects and rodents on the site shall be controlled and exterminated as directed by
the Inspector.
Subd. 16. The permit holder shall cease operations and close the landfill between the hours of
seven o'clock (7:00) p.m. and six o'clock (6:00) a.m. and on Sundays and holidays.
Subd. 17. All those provisions of Section 735, Mining and Land Rehabilitation, shall be
Ordinance No. ### 5
DATE
followed in the development, operation and restoration of a sanitary landfill use.
Section 827.19. Total Area Limitation. Notwithstanding anything to the contrary contained in this
Section, no permit shall be issued and no rezoning applications shall be approved for the
construction or operation of sanitary landfills or the expansion or modification of such facilities if
the amount of land comprising the proposed, expanded or modified landfill when added to land
comprising all other existing and closed landfills, whether or not operated under permit from the
City, shall exceed one hundred ninety (190) acres. In calculating the amount of land in such
landfills, all of the following shall be included:
Subd. 1. All land which has actually been used for sanitary landfill purposes whether or not
zoned for such use, and
Subd. 2. All land either currently or previously zoned sanitary landfill (SL) including all
wetlands, buffer acres, setback acres, internal roads and any other land in SL zones but not
actually used for the placement of refuse.
Section 827.20. Fees. Pursuant to Minn. Stat., Section 115A.921, the permit holder shall pay
quarterly to the city a fee of fifteen (15) cents per cubic yard or equivalent weight of solid waste
accepted and disposed of on the landfill site. The revenue derived from the fee shall be placed in the
general fund for purposes of mitigating and compensating the city for the risks, costs, and other
adverse affects of the sanitary landfill. Waste residue from energy and resource recovery facilities at
which solid waste is processed for the purpose of extracting, reducing, converting to energy, or
otherwise separating and preparing solid waste for reuse shall be exempt from one-half of the fee if
there is at least an 85 percent volume reduction in the solid waste processed. Before any fee is
reduced the verification procedures of Minn. Stat., Section 473.843, Subdivision 1, paragraph (c)
must be followed and submitted to the Zoning Administrator. For the purposes of this section, six
hundred (600) pounds of solid waste shall be considered the equivalent of one cubic yard.
Section 827.21. Time Limitation. No rezoning shall be approved and no conditional use permit
for sanitary landfill shall be granted for a period exceeding twelve (12) years. At the expiration of
said period the zoning on the sanitary landfill site shall revert to its previous zoning classification or
such other zoning classifications as may be determined by the City Council in the manner provided
in this Code for rezoning of land. The applicant shall agree to the limitations provided in this section
827.21 by contract duly executed by authorized representatives of the applicant in a form
satisfactory to the City Council.
Section 827.23. Severability. Paragraphs, sentences, clauses and phrases of Sections 827.09
through 827.23 inclusive are severable, and if any phrase, clause, sentence, paragraph or section of
this section shall be declared invalid, unenforceable or unconstitutional by the valid judgment or
decree of a court of competent jurisdiction, such invalidity, unenforceability or unconstitutionality
shall not effect any of the remaining phrases, clauses, sentences, paragraphs or sections.
Ordinance No. ### 6
DATE
SECTION II. New Section 827.09 of the code of ordinances of the city of Medina is hereby
added to replace the deleted language as follows:
CLOSED LANDFILL-RESTRICTED (CLR) ZONING DISTRICT
Section 827.09. Closed Landfill Restricted
Subd. 1. Purpose. The Closed Landfill-Restricted (CLR) District is intended to apply to
former landfills that are qualified to be under the Closed Landfill Program of the
Minnesota Pollution Control Agency (MPCA). The purpose of the district is to limit uses
of land within the closed landfill, both actively filled and related lands, to minimal uses
in order to protect the land from human activity where response action systems are in
place and, at the same time, are protective of human health and safety. This district shall
only apply to the closed landfill’s Land Management Area, the limits of which are
defined by the MPCA. This district shall apply whether the landfill is in public (MPCA,
County, City, Township), Indian tribal, or private ownership.
Subd. 2. Applicability. For purposes of this ordinance, the Land Management Area for the
Woodlake Landfill, a qualified facility under the MPCA’s Closed Landfill Program,
encompasses the whole Woodlake Landfill and is legally described as:
That part of the South Half of the Southeast Quarter of the Northwest Quarter of Section
8, Township 118 North, Range 23 West of the 5th Principal Meridian described as
beginning at the southeast corner of said South Half of the Southeast Quarter of the
Northwest Quarter; thence northerly, along the east line of said South Half of the
Southeast Quarter of the Northwest Quarter, to a point distant 100.00 feet southerly from
the northeast corner of said South Half of the Southeast Quarter of the Northwest
Quarter; thence northwesterly to a point on the north line of said South Half of the
Southeast Quarter of the Northwest Quarter distant 96.00 feet westerly from said
northeast corner; thence westerly, along said north line, to the northwest corner of said
South Half of the Southeast Quarter of the Northwest Quarter; thence southerly along the
west line of said South Half of the Southeast Quarter of the Northwest Quarter, to the
southwest corner of the South Half of the Southeast Quarter of the Northwest Quarter;
thence easterly, along the south line of said South Half of the Southeast Quarter of the
Northwest Quarter, to the place of beginning which lies westerly of the center line on
Tomahawk Trail; and
The North ½ of the West ½ of the Northwest ¼ of Section 8, Township 118, Range 23,
subject to mineral reservations of record; and
The South ½ of the West ½ of the Northwest ¼ of Section 8, Township 118, Range 23
subject to mineral reservations of record; and
That part of the West ½ of the Northeast ¼ of Section 8, Township 118 North, Range 23
West of the 5th Principal Meridian, described as follows: Beginning at the Northwest
corner of said West ½; thence South along the West line of said West ½ distant 1830 feet
to the center line of the Township road; thence bearing North 33 degrees 35 minutes East
Ordinance No. ### 7
DATE
from said West line 1000 feet along said center line; thence deflecting to the right 14
degrees 20 minutes along said center line 1036.4 feet to the East line of said West ½;
thence North along said East line 290 feet to the North line of said West ½; thence West
along said North line 1330 feet to the point of beginning. ALSO, the Southeast ¼ of the
Southeast ¼ of the Southwest ¼ of Section 5, Township 118, Range 23.; and
The Northeast ¼ of the Northwest ¼; and the Northwest ¼ of the Southeast ¼ of the
Northwest ¼; and the South ½ of the Northeast ¼ of the Southeast ¼ of the Northwest ¼,
except road; and the North ½ of the Northeast ¼ of the Southeast ¼ of the Northwest ¼;
all in Section 8, Township 118, Range 23, Hennepin County, Minnesota; and
ALSO the West 60 feet of Government Lot 1 (Southwest ¼), Section 8, Township 118,
Range 23, lying North of Hamel, Hennepin County, Minnesota.
Containing 194.1837 acres, more or less.
Subd. 3. Permitted Uses. The following use is permitted within the CLR District: Closed
Landfill management.
Subd. 4. Accessory Uses. Accessory uses allowed in this district include outdoor
equipment or small buildings used in concert with gas extraction systems, other response
action systems, monitoring wells or any other equipment designed to protect, monitor or
otherwise ensure the integrity of the landfill monitoring or improvement systems. Fences
and gates shall apply under these provisions.
Subd. 5. Conditional Uses.
(a) The following conditional use is permitted within the CLR District: Solar
Equipment, subject to the regulations described in Subd. 2 of City Code Section
828.09.
(b) The Conditional uses noted herein shall only be permitted if they do not damage
the integrity of the Land Management Area and that continue to protect any
person from hazards associated with the landfill.
(c) Any application for a conditional use must be approved by the Commissioner of
the MPCA and the City of Medina. Such approved use shall not disturb or
threaten to disturb, the integrity of the landfill cover, liners, any other components
of any containment system, the function of any monitoring system that exists
upon the described property, or other areas of the Land Management Area that the
Commissioner of the MPCA deems necessary for future response actions.
Subd. 6. Prohibited Uses and Structures. All other uses and structures not specifically
allowed as permitted uses, conditional uses, or that cannot be considered as accessory
uses, shall be prohibited in the CLR District.
Subd. 7. General Regulations. The following standards shall be observed, subject to
additional requirements, exceptions and modifications set forth in the city code:
(a) Minimum Yard Requirements
Ordinance No. ### 8
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(i) Minimum Front Yard Setback: 75 feet
(ii) Minimum Rear Yard Setback: 75 feet
(iii) Minimum Side Yard Setback: 75 feet
(b) Building Design
(i) Maximum Building Height: Building height shall not exceed 35 feet. In the
case that a structure is not equipped with a compliant fire sprinkler system,
the maximum building height shall be 30 feet.
(ii) Exterior Building Materials
(1) Primary exterior building materials shall consist of the following
materials: brick, natural stone, stucco, Exterior Insulation and Finish
System or similar product, fiber cement lap siding, copper, glass,
decorative concrete, split face (rock face) decorative block, and/or
decorative pre-cast concrete panels. Decorative concrete shall be color
impregnated in earth tones (rather than painted) and shall be patterned to
create a high quality terrazzo, brick, stucco, or travertine appearance.
(2) A maximum of 20 percent of the vertical building exterior may be metal
or vinyl if used as accent materials which are integrated into the overall
building design.
(3) Exterior materials shall not include galvanized/unfinished steel or
galvalum/unfinished aluminum.
(c) Outdoor Lighting. The preservation of natural darkness is a high priority within the
rural area of the City. Lighting shall be limited to the amount necessary for public
safety. Unless otherwise specified herein, outdoor lighting shall abide by the
requirements specified in the Outdoor Lighting Ordinance, Section 829. Lighting
shall abide by the following requirements:
(i) Lighting levels at property lines and 25 feet inside of the property lines shall
be limited to 0.0 foot-candle.
(ii) The City shall require active measures to be implemented to limit the intensity
of lighting and also the amount of time which extensive lighting, such as
parking lot lighting, is utilized. These measures may include, but are not
limited to: shorter light poles, separately controlled lighting zones, lighting
controls based on occupancy instead of timers, and lighting curfews.
(iii) Parking and walkway lighting fixtures shall utilize full cut-off luminaries
with no more than 10 percent of light output above the horizontal plane
through the light source.
(iv) Landscape and architectural lighting shall be aimed directly at the area of
focus. Spill light shall be minimized through the use of narrow distribution
luminaries and control devices such as louvers, refractors, barn doors, and
glare shields.
Subd. 8. Methane Gas Area of Concern and Groundwater Area of Concern.
(a) Minn. Stat. § 115B.412, Subd. 4(b) requires the City to incorporate information related to the
Woodlake Landfill into its land use plan and to incorporate information related to
associated groundwater contamination and landfill gas migration. The MPCA has
identified a Methane Gas Area of Concern and a Groundwater Area of Concern
within the Woodlake Landfill Closed Land Use Plan, which is incorporated herein, as
Ordinance No. ### 9
DATE
may be amended by the MPCA from time to time. These areas extend off of the Land
Management Area and onto nearby lands.
(i) The MPCA has determined that, within the Groundwater Area of Concern, the
presence of activities that require the use of groundwater may be impacted by
contamination from the landfill, or may cause the groundwater flow direction to
change thereby impacting the user or others nearby.
(ii) The MPCA has determined that, within the Methane Gas Area of Concern, the
presence of certain activities, such as construction of enclosed structures, may be
impacted by subsurface migration of methane gas.
(b) Notification and Provision of Information.
(i) The Zoning Administrator shall notify persons applying for a permit to develop
property within the Methane Gas Area of Concern or the Groundwater Area of
Concern that information is available related to the Woodlake Landfill and
associated groundwater contamination and landfill gas migration.
(ii) The Zoning Administrator shall provide copies of such information upon request.
Subd. 9. Amendments. Any amendment to this ordinance must be approved by the
Commissioner of the MPCA and the City of Medina.
SECTION IIII. Sections 827.13 through 827.23 of the code of ordinances of the City of Medina
are hereby reserved for potential future use as follows:
Section 827.13 – 827.23. RESERVED
SECTION IV. This ordinance shall become effective upon its adoption and publication.
Adopted by the Medina city council this ____ day of _____, 2017.
______________________________
Bob Mitchell, Mayor
Attest:
___________________________________
Jodi M. Gallup, City Clerk
Published in the Crow River News on the _____ day of __________, 2017.
Ordinance No. ### 1
DATE
CITY OF MEDINA
ORDINANCE NO. ###
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP TO REZONE
WOODLAKE LANDFILL TO CLOSED LANDFILL-RESTRICTED
THE CITY COUNCIL OF MEDINA, MINNESOTA ORDAINS AS FOLLOWS:
Section 1. The official zoning map of the City of Medina is hereby amended to change
the zoning classification of the following legally described property from SL, Sanitary Landfill
to CLR, Closed Landfill-Restricted as displayed on the map attached hereto as Exhibit A:
That part of the South Half of the Southeast Quarter of the Northwest Quarter of Section
8, Township 118 North, Range 23 West of the 5th Principal Meridian described as
beginning at the southeast corner of said South Half of the Southeast Quarter of the
Northwest Quarter; thence northerly, along the east line of said South Half of the
Southeast Quarter of the Northwest Quarter, to a point distant 100.00 feet southerly from
the northeast corner of said South Half of the Southeast Quarter of the Northwest
Quarter; thence northwesterly to a point on the north line of said South Half of the
Southeast Quarter of the Northwest Quarter distant 96.00 feet westerly from said
northeast corner; thence westerly, along said north line, to the northwest corner of said
South Half of the Southeast Quarter of the Northwest Quarter; thence southerly along the
west line of said South Half of the Southeast Quarter of the Northwest Quarter, to the
southwest corner of the South Half of the Southeast Quarter of the Northwest Quarter;
thence easterly, along the south line of said South Half of the Southeast Quarter of the
Northwest Quarter, to the place of beginning which lies westerly of the center line on
Tomahawk Trail; and
The North ½ of the West ½ of the Northwest ¼ of Section 8, Township 118, Range 23,
subject to mineral reservations of record; and
The South ½ of the West ½ of the Northwest ¼ of Section 8, Township 118, Range 23
subject to mineral reservations of record; and
That part of the West ½ of the Northeast ¼ of Section 8, Township 118 North, Range 23
West of the 5th Principal Meridian, described as follows: Beginning at the Northwest
corner of said West ½; thence South along the West line of said West ½ distant 1830 feet
to the center line of the Township road; thence bearing North 33 degrees 35 minutes East
from said West line 1000 feet along said center line; thence deflecting to the right 14
degrees 20 minutes along said center line 1036.4 feet to the East line of said West ½;
thence North along said East line 290 feet to the North line of said West ½; thence West
along said North line 1330 feet to the point of beginning. ALSO, the Southeast ¼ of the
Southeast ¼ of the Southwest ¼ of Section 5, Township 118, Range 23.; and
Ordinance No. ### 2
DATE
The Northeast ¼ of the Northwest ¼; and the Northwest ¼ of the Southeast ¼ of the
Northwest ¼; and the South ½ of the Northeast ¼ of the Southeast ¼ of the Northwest ¼,
except road; and the North ½ of the Northeast ¼ of the Southeast ¼ of the Northwest ¼;
all in Section 8, Township 118, Range 23, Hennepin County, Minnesota; and
ALSO the West 60 feet of Government Lot 1 (Southwest ¼), Section 8, Township 118,
Range 23, lying North of Hamel, Hennepin County, Minnesota.
Containing 194.1837 acres, more or less.
Section 2. The City of Medina Zoning Administrator is hereby directed to publish the
ordinance and make the changes to the official zoning map of the City of Medina to reflect the
change in zoning classification.
Section 3. A copy of this Ordinance and the updated map shall be kept on file at the
Medina City Hall.
Section 4. This Ordinance shall be effective immediately upon its passage and
publication.
Adopted by the Medina City Council this _____ day of ______ 2017.
CITY OF MEDINA
By:
Bob Mitchell, Mayor
Attest:
By:
Jodi M. Gallup, City Clerk
Published in the Crow River News on this ______day of ___________, 2017.
Ordinance No. ### 3
DATE
EXHIBIT A
Map Displaying Property Rezoned to Closed Landfill-Restricted
LOCATION OF WOODLAKE LANDFILL
(PROPERTY TO BE REZONED TO CLR)
1
508454v1 AMB ME230-1PZ
Kennedy Andrew M. Biggerstaff
470 US Bank Plaza
200 South Sixth Street
Minneapolis MN 55402
&
Graven (612) 337-9276 telephone
(612) 337-9310 fax
abiggerstaff@kennedy-graven.com
http://www.kennedy-graven.com
C H A R T E R E D
MEMORANDUM
To:
From: Ron Batty, City Attorney
Date: October 4, 2017
Re: Woodlake Landfill
The planning commission (the “Commission”) for the city of Medina (the “City”) has recently
considered a proposed zoning ordinance amendment (the “Ordinance”) related to the Woodlake
Landfill property (the “Landfill”). The Landfill was closed in accordance with Minnesota law,
and is now owned by the Minnesota Pollution Control Agency (the “MPCA”). In response to
the Commission’s review and consideration of the Ordinance, some abutting property owners
have raised concerns related to the Ordinance and its impact on the those properties. This
memorandum discusses the closed landfill program generally, the scope of the City’s authority
related to this matter, and the potential effect of the Ordinance on abutting property owners.
I. The Closed Landfill Program
The Closed Landfill Program (the “Program”) was authorized by the 1994 Landfill Cleanup
Act.1 The overarching goal of the Program was to provide a mechanism for the effective
management of landfills as an alternative to Superfund cleanup. Under the Program, the MPCA
has an ongoing statutory authority to manage up to 112 closed, state-permitted, mixed municipal
solid waste landfills in order to mitigate the risks to the public and the environment. Among
those goals, the MPCA is charged with “managing the risks associated with human exposure to
1 Minnesota Statutes, Section 115B.39 et seq.
2
508454v1 AMB ME230-1PZ
landfill contaminants and methane gas, and mitigating the degradation of groundwater and
surface water.”2
Pursuant to the Program, the commissioner of the MPCA is required to develop a land use plan
for each qualified facility.3 Following development of such a plan, all local land use plans must
be consistent with such land use plan.4 In addition to such land use plan, the commissioner is
also required to “provide the affected local government units, to be available as public
information [ … ] a description of the real property described in the [permit for a qualified
facility] and a reasonably accurate description of the types, locations, and potential movement of
hazardous substances, pollutants and contaminants, or decomposition gases related to the
facility.”5 A local government that receives such information “shall incorporate that information
in any land use plan that includes the affected property and shall notify any person who applies
for a permit related to development of the affected property of the existence of the information
and, on request, provide a copy of the information” received from the commissioner.6
II. The City’s Authority
As highlighted above, the majority of the activity related to closing a landfill is conducted by the
commissioner of the MPCA. In fact, the MPCA is solely responsible for determining the “areas
of concern” related to the potential movement of hazardous substances. With regard to the
Landfill, the MPCA has identified areas of concern relating to methane gas and contaminated
groundwater. The City has no apparent authority to alter such boundaries.
The City’s statutory obligation is to provide such information to individuals who apply for
permits for development of the affected area. The City must also maintain the information
provided by the MPCA as public information and make it available upon request.
Put simply, to the extent there are questions or disagreements over the boundaries of a particular
area of concern, those matters must be directed to the MPCA, as that is the responsible agency in
charge of designating such boundaries. The City exercises no authority in the drawing of those
lines, and it lacks any authority to alter them.
III. Effect of the Proposed Ordinance
As stated above, the City has a statutory obligation to provide the information related to the
Landfill to any person who applies for a permit for development over the area affected or
identified by the MPCA’s established area of concern. In addition, the City must maintain the
information received from the commissioner, and must make such information available upon
2 For more information, visit the MPCA’s Closed Landfill Program website at
https://www.pca.state.mn.us/waste/closed-landfill-program
3 Minnesota Statutes, Section 115B.412, subd. 9.
4 Id.
5 Minnesota Statutes, Section 115B.412, subd. 4.
6 Minnesota Statutes, Section 115B.412, subd. 2.
3
508454v1 AMB ME230-1PZ
request to the general public. These obligations exist regardless of whether the City adopts an
ordinance on this topic.
The goal of the proposed Ordinance is in essence to develop a mechanism to ensure that the City
is meeting its statutory obligations. Without codifying these obligations, it becomes more likely
that an application may be processed without ensuring compliance with these obligations.
Including these requirements in the City’s code provides a safeguard against inadvertent
noncompliance.
IV. Conclusion
Based on the foregoing, the City’s authority with respect to the proper delineation of the areas of
concern is extremely limited. In many ways, the City is legally obligated to act as a conduit for
certain information developed by the commissioner of the MPCA. By codifying these
obligations, the City seeks to increase compliance with these obligations in the future.
1
Dusty Finke
From:Umholtz, Mark (MPCA) <mark.umholtz@state.mn.us>
Sent:Thursday, October 05, 2017 4:51 PM
To:Dusty Finke
Cc:Ruotsinoja, Shawn (MPCA)
Subject:RE: Medina Closed Landfill-Restricted
Attachments:Woodlake Mn Map.pdf
Hi Dusty,
I have one map (attached. I assume everyone has seen the map showing the GWAOC) showing the distribution of the
metal Manganese (Mn) in 2017 to illustrate the extent and complexity of the groundwater contamination. The health
risk limit (HRL) for Mn was establishing by the Minnesota Department of Health (MDH) in 2013 as 100 micrograms per
litter (ug/l) for infants and 300 ug/l for children and adults. The HRL is the upper limit that it is safe to consume, even for
sensitive populations. I can use this to show how we establish the Groundwater Area of Concern (AOC) at the Woodlake
Closed Landfill. Below is a summary of relevant information:
There is radial flow around both the unlined cell on the southwest and the lined cell on the northeast. This is due in part
to the cover shedding precipitation in all directions like the roof does on your house. We see there is still impacted
water from the landfill going into the wetlands north of the unlined cell and likely to the east of the lined cell. Also, the
city of Loretto discharges their wastewater to the wetland on the northwest side of the site. That wetland then drains to
the southeast, between the two landfill cells and into the wetlands on the east side of the landfill. The Mn is not likely
coming directly from the landfill or the wastewater but the water that comes from the landfill and waste water can strip
Mn from the soil and transport it with the groundwater and the surface water. Because of these factors the northern
GWAOC encompasses the wetland system as does the eastern GWAOC.
We have also documented the presence of a chemical know as 1,4 dioxane in several monitoring wells. 1,4 dioxane was
given a HRL of 1 ug/l by the MDH in 2013. We are beginning to investigate the extent of that as it was first detected last
winter when the MDH developed an analytical method to detect it. There was not an analytical method widely available
prior to last year.
Additional evaluation of the GWAOC can be done by collecting and evaluating the following information: We will
sample all of our monitoring wells and do more sampling of the wetlands and more sampling of residential wells. The
discharge from the City of Loretto wastewater treatment pond also has an effect on Mn concentrations so we will collect
water samples from the wetland just after the discharge from that wastewater treatment area. Historically
concentrations from the wastewater discharge have showed Mn concentrations in the thousands of ug/l. The eastern
boundary of the GWAOC could be pulled in if we collect sufficient information to determine it is appropriate to do so.
The west boundary could be pulled in but again it would depend on what we found in the monitoring wells that are
along Tomahawk Trail. We will work with residents who live near the landfill to collect groundwater samples from their
water wells.
Please let me know if you have questions or would like additional information,
Mark Umholtz
Hydrogeologist
Minnesota Pollution Control Agency
Closed Landfill Program
520 Lafayette Road St. Paul, MN 55155
Phone: 651-757-2308
STW-7
C-18
C-17
C-16
MW-41
MW-40
C-14
C-12
MW-30C
MW-28C MW-27A
MW-25C
MW-25B
3B
D-2A
3A
C-7
MW-32C
MW-26B
MW-24B
MW-25E
MW-25
C-6 C-13 MW-24A
MW-30CR
MW-24C
MW-34A
STW-4
MW-26A
MW-32A
MW-28D
MW-31AR
MW-29AR
B-9R
MW-29A
MW-28A
MW-31A
C-15
MW-21B
MW-30A
MW-27C
D-1A
B-8A
B-8CB-8CR
C-11
DEEPWELL
MW-33
Office Well
B-16
B-7
B-9A
C-10
C-19
C-8
C-9
559 ug/L
514 ug/l
22.6 ug/l508 ug/l
<10 ug/
1,220 ug/l
12.8 ug/l
353 ug/l
<10 ug/l
446 ug/l
528 ug/l
1260 ug/l
327 ug/l
627 ug/l
2,800 ug/l
2,820 ug/l
748 ug/l
83.7 ug/l
916 ug/l
284 ug/l
174 ug/l 145 ug/l
251 ug/l
180 ug/l
961 ug/l
<10 ug/l
758 ug/l
231 ug/l
2,100 ug/l
Woodlake Closed Landfill SW-61 Dissolved Manganese Concentrations during 2017
FINAL
CLOSED LANDFILL USE PLAN
WOODLAKE LANDFILL
MAY 20, 2013
TABLE OF CONTENTS
PAGE NO.
INTRODUCTION ........................................................................................................................................... 1
SITE LOCATION AND DESCRIPTION ............................................................................................................. 2
GROUNDWATER AND METHANE GAS AREAS OF CONCERN ....................................................................... 2
CURRENT ZONING FOR THE LMA ................................................................................................................ 3
STATE BOND FINANCED PROPERTY ............................................................................................................ 4
MPCA’S LAND USE PLAN FOR THE LMA ...................................................................................................... 4
DISCUSSION / CONCLUSIONS ...................................................................................................................... 5
DISCLAIMER ................................................................................................................................................ 6
APPENDICES
APPENDIX A: MINN. STAT. §§ 115B.412, SUBD. 4 AND 9
APPENDIX B: SITE LOCATION MAP – WOODLAKE LANDFILL
APPENDIX C: LEGAL DESCRIPTION OF WOODLAKE LANDFILL
APPENDIX D: GWAOC – CLP GROUNDWATER AREA OF CONCERN - WOODLAKE LANDFILL
APPENDIX E: MGAOC – CLP METHANE GAS AREA OF CONCERN – WOODLAKE LANDFILL
APPENDIX F: CLOSED LANDFILL MANAGEMENT USE – WOODLAKE LANDFILL
APPENDIX G: SOLAR ENERGY FARM USE – WOODLAKE LANDFILL
APPENDIX H: CLOSED LANDFILL RESTRICTED ZONING ORDINANCE TEMPLATE
1
CLOSED LANDFILL USE PLAN
WOODLAKE LANDFILL
INTRODUCTION
In 1994, the Minnesota Legislature adopted the Landfill Cleanup Act (LCA) (Minn. Stat. 115B.39 -
115B.45) which created the Closed Landfill Program (CLP). Under the CLP, the Minnesota Pollution
Control Agency (MPCA) is responsible for the cleanup and long term care of 112 closed, municipal, solid
waste landfills throughout the State.
The mission of the CLP is to manage the risk to public health and the environment that is associated with
these landfills. Landfill gas migration and groundwater contamination can be serious issues at some
landfills. These problems can pose a threat to the health and safety of those l iving or occupying land
nearby. In addition, chemicals leaching from landfills can degrade groundwater and surface water
resources surrounding them. The MPCA addresses the risk to public health and the environment at the
closed landfills by undertaking cleanup actions, operating and maintaining remediation systems
(engineered covers, gas-collection and groundwater-treatment systems) and by monitoring
groundwater, surface water, and landfill gas.
The risk to public health and safety is also mitigated by im plementing land-use controls that minimize
public exposure to landfill hazards and protect the state’s response action equipment. In other words,
future use of land at and around closed landfills needs to be planned carefully and responsibly.
Minnesota Statutes 115B.412, Subd. 9 of the LCA requires the MPCA to develop a Land Use Plan for each
of these landfills and for local government units (LGUs) to make their local land use plans consistent
with the MPCA’s plan for the site. Minnesota Statutes 115B.412, Subd. 4 requires the MPCA to provide
LGUs certain information about the landfill and for LGUs to incorporate this information in to their local
land use planning. These statutes are provided in Appendix A.
The MPCA considers these statutory requirements, when put together, as a Closed Landfill Use
Plan (CLUP). The purpose, then, for preparing a CLUP for each landfill is to:
protect the integrity of the landfill’s remediation and monitoring systems;
protect human health and public safety at each landfil l; and
accommodate local government needs and desires for land use at the qualified facility with
consideration for health and safety requirements.
To meet the requirements of subdivision 9 of the statute, LGUs that have land -use authority must make
their land-use plans for the landfill consistent with the MPCA’s plan for future use of, and obligations
for, the facility. One way to accomplish this is for LGUs to make certain that their land -use designations
and/or zoning ordinances are compatible with the MPCA’s future responsibilities and uses for the Land
Management Area. To meet the requirements of subdivision 4 of the statute, LGUs must consider the
information about the landfill’s contamination and methane gas migration in its land -use planning and
also make this information available to those that want to develop the affected property. Also, LGUs
may wish to adopt certain land-use controls in order to better protect public health and safety.
2
SITE LOCATION AND DESCRIPTION
The Woodlake Landfill is located in the City of Medina, Hennepin County, Minnesota . A landfill’s Land
Management Area (LMA) includes the property described in the Landfill Cleanup Agreement between
the MPCA and the landfill owner/operator, and may include adjacent property that contains waste,
adjacent buffer property (land acquired for the purpose of restricting use by the public due to landfill
gas or groundwater concerns), and adjacent property where response action equipment is located. At a
minimum, the LMA will be comprised of the property in the Landfill Cleanup Agreement. In addition,
the LMA is the property that is subject to Minnesota Statutes 115B.412, Subd. 9 of the LCA that requires
the MPCA to develop a Land Use Plan for the landfill and with which the LGU’s la nd use plan must be
consistent. The LMA for the Woodlake Landfill consists of about 194 acres described in the Landfill
Cleanup Agreement and is shown in Appendix B and legally described in Appendix C.
The Landfill began accepting municipal solid waste (MSW) in about 1946. The Landfill received a permit
to accept MSW in 1971 and ceased accepting waste in 1993. The combined waste footprint of the two
MSW cells is approximately 67 acres. The MPCA took over responsibility for the Landfill in 2000 when
the MPCA and Landfill owner signed the Landfill Cleanup Agreement and the MPCA issued the Notice of
Compliance for the Landfill. The property is currently owned by the MPCA.
GROUNDWATER AND METHANE GAS AREAS OF CONCERN
Groundwater Area of Concern
The Groundwater Area of Concern (GWAOC) is defined as the area of land surrounding a landfill where
the presence of activities that require the use of groundwater may be impacted or precluded by
contamination from the landfill, or may cause the groundwater flow d irection to change thereby
impacting the user or others nearby. The GWAOC is used to inform the public about the current and
potential risks to users of groundwater contaminated by the landfill. In most circumstances this area is
not equidistant around the site. The GWAOC is shown in Appendix D.
The groundwater area of concern around Woodlake Landfill covers 517 acres. It is defined by both
surface water features and groundwater features. There are 58 monitoring wells at the site. The site has
both an unlined and lined cell. Flow beneath the unlined cell is currently flowing to the northeast in sand
seams within the till aquifer. There is discharge from Phase 1 (the unlined area) to a wetland to the
north. A buried sand aquifer is found 80 feet below ground surface and is protected by the unfractured
part of the till. The area of concern does not extend beyond the railroad to the north since two buried
sand monitoring wells installed in 2010 at the north side of the site have detections of arsenic below ha lf
of the drinking water standard and indicate flow in the buried sand is to the west. A buried sand drinking
water well is at the west boundary of the site with similar concentrations of arsenic. The area of concern
includes buffer to the west of 560 feet, 358 feet on the south and 1,665 feet to the east because
adjacent parcels are populated.
3
Methane Gas Area of Concern
The Methane Gas Area of Concern (MGAOC) is defined as the area of land surrounding a landfill waste
footprint where the presence of certain activities, such as construction of enclosed structures, may be
impacted or precluded by subsurface migration of methane gas. Methane gas is an odorless gas
produced when municipal solid waste decomposes, and can be explosive in confined spaces such a s
basements when mixed in air. The MGAOC is used to inform the public about the risks to current and
future land owners regarding certain uses they may want to consider. The MGAOC is shown in Appendix
E.
Soils in the vicinity of the Woodlake Landfill are generally poorly drained loams, clay loams, and muck.
Depth to the groundwater table is approximately 5 to 125 feet below ground surface around the
perimeter of the fill. The landfill waste footprint is about 67 acres total between the unlined cells (Pha se
1) and the lined cell (Phase 2). The two areas combined contain approximately 3,700,000 cubic yards of
waste. The closest enclosed structure off the property is approximately 550 feet south of the waste
footprint.
A low permeability geosynthetic cover system was completed by the MPCA in 2007 on Phase 1 and in
2008 on Phase 2 using general obligations bonds. An active gas extraction system with 34 vertical gas
extraction wells connected to an enclosed blower/flare unit was installed in 2007 on Phase 1. An
additional 16 vertical gas extraction wells were installed on Phase 2 and connected to the same flare.
There are 15 gas monitoring probes located around the perimeter of the waste footprint. A nest of
three gas probes on the south side of Phase 1 had readings of methane greater than the lower explosive
limit, prompting the installation of nine passive gas vents along the southwest boundary of Phase 1. The
nested gas probes have gone to non-detectable methane concentrations following the installation of the
gas vents. A gas probe on the north center side of Phase 2 has begun to have methane readings above
the lower explosive limit following the Phase 2 cover completion. The remaining gas monitoring probes
routinely have zero percent methane measured in them, indicating that there likely is no gas migrating
off the property.
Based on the proximity of occupied buildings adjacent to the Landfill, the low permeable soils in the
area, the large mass of waste present in the L andfill, the potential for an extended shutdown of the gas
extraction system due to unforeseen circumstances, and recognizing the potential for gas to migrate
under seasonal low permeable (frozen) conditions, the MGAOC extends 200 feet beyond the waste
footprint.
It is important to note that these Areas of Concern can change over time. Therefore, updated
information will be provided to the County when the existing information becomes obsolete or
misleading.
CURRENT ZONING FOR THE LMA
The LMA for the Woodlake Landfill is zoned Sanitary Landfill District (SL). This district is an area
exclusively established to accommodate the use of land for the development and operation of sanitary
landfills. Since this type of land is so unique to the ecological setting of the City of Medina (the “City”)
4
and the provision of public services such as transportation so demanding, a specia l district delineation is
called for. Within any district zoned SL in Medina, an extensive set of performance standards must be
met through the application of a conditional use permit.
Conditional uses: Within the Sanitary Landfill District, no landfill shall be established or operated without
a Conditional Use Permit. Said Conditional Use Permit shall be valid for a one year period, after which a
permit renewal shall be required. The City Council may also require a performance bond, cash escrow,
or letter of credit from the landowner or operator, to guarantee conformance with these regulations.
STATE BOND FINANCED PROPERTY
The MPCA used proceeds from the sale of State general obligation bonds for capital costs of
environmental response actions that MPCA undertook at the Landfill . As a result of this expenditure of
State bond proceeds, the publicly owned property where the environmental response actions were
taken became “State Bond Financed Property” as that term is defined by Minn. Stat. § 16A.695. As the
owner of this State Bond Financed Property, the MPCA is subject to the requirements of Minn. Stat. §
16A.695 and any orders or rules adopted by the Commissioner of Minnesota Management and Budget
(MMB) under that statute.
Minn. Stat. § 16A.695 and the MMB Commissioner’s Third Amended Order Relating to the Use and Sale
of State Bond Financed Property (the Order) impose certain requirements on any sale, mortgag e, or
other disposition of State Bond Financed Property, or any lease or contract for the use or management
of the property entered into by the MPCA Commissioner. The statutory requirements include, but are
not limited to, obtaining the approval of the Commissioner of MMB before the MPCA Commissioner
enters into any such transaction (sale, lease, etc.) with respect to the prop erty.
In order to assure that the requirements of Minn. Stat. § 16A.695 and the Order are carried out with
respect to all State Bond Financed Property, the MMB Commissioner requires that a Declaration be
recorded on the property records indicating that any sale of the property may be subject to the MMB
Commissioner’s approval. Such Declarations, pertaining to the LMA property were signed by the MPCA
and filed with the Hennepin County Recorder on March 3, 2011 as document numbers A9630772,
A9630773, A9630774, and A9630775.
MPCA’S LAND USE PLAN FOR THE LMA
The MPCA’s first and foremost responsibility regarding the Landfill is to manage the risk to public health
and safety. It does this by taking response actions, maintaining the Landfill, and working with local
governments to assure land use is commensurate with landfill conditions and MPCA’s obligations on the
LMA, as well as the conditions on the affected land off the LMA. Therefore, land uses associated with
the MPCA’s obligation to protect public health and safety take precedence over other possible land
uses.
The MPCA has identified land uses for the LMA. It has done so by considering the methane gas and
groundwater areas of concern, the types and locations of response actions and associated equipment ,
5
the amount of the LMA occupied by landfill waste, and local land -use desires. The land uses on the LMA
that are acceptable to the MPCA are:
Closed Landfill Management; and
Solar Energy Farm.
Appendices F & G show where these uses would be allowed within the LMA.
Closed Landfill Management is the use associated with the MPCA’s responsibility and obligation to take
necessary response actions on the property as provided in Minn. Stat. §§ 115B.39-43.
DISCUSSION / CONCLUSIONS
Land Uses on the LMA
Minn. Stat. § 115B.412, Subd. 9 requires all local land-use plans be consistent with the MPCA’s land -use
plan for the LMA. The MPCA’s future obligations for the LMA conflict with the current local land -use
plan; specifically the City’s Sanitary Landfill District for this property. The MPCA believes that most of
the uses within the current zoning for the LMA are not compatible with the MPCA’s future
responsibilities for the site as well as the risks associated with the Landfill . As a result, the MPCA
recommends that the City adopt a new zoning district and ordinance for the LMA. The MPCA
recommends the City adopt a zoning district called Closed Landfill Restricted (CLR) with an ordinance
similar in form to the one included in Appendix H.
The new zoning, however, should reflect the land uses identified above – Closed Landfill Management
and Solar Energy Farm – and in Appendices F and G. The MPCA recommends that “Closed Landfill
Management” be included as a permitted use for the entire LMA while “Solar Energy Farm” be included
as a conditional use (conditioned upon location).
Affected Property off the LMA
Minn. Stat. § 115B.412, Subd. 4(b) requires local units of government to incorporate information about
the landfill and associated groundwater contamination and landfill gas migration into any land -use plans
and to notify persons applying for a permit to develop affected property of the existence of this
information and, on request, to provide them with the information.
Certain land-use controls pertinent to groundwater use and well construction within the GWAOC
currently exist to protect public health and safety. First, Minn. Rules Chapter 4725.4450, subp. 1
requires that a water supply well cannot be constructed within 300 feet of the Landfill. Second, the
Minnesota Department of Health (MDH) has the authority to approve the construction of drinking water
wells. Therefore, the information pertaining to the GWAOC will be provided to MDH to assist them with
their authority for approving the construction of potential new wells near the Landfill.
A portion of the MGAOC extends off the LMA on to adjacent property to the north of the LMA.
Currently, methane gas is controlled at the Landfill but migration of methane off the property is
6
possible, especially under frozen conditions and if the active gas extraction system were to
unforeseeably shut down. Therefore, the MPCA recommends that the City of Medina implement a land
use management tool, such as setbacks or an overlay, in order to address the MGAOC.
DISCLAIMER
The MPCA makes no representations or warranties to the user of the accuracy, currency, suitability, or
reliability of the data presented in this report. Any recommendations made by the MPCA in this report
are based solely on the data it has, or its contractors have, collected, and only from data collected at
specific locations and times. Other sources of contamination or methane, unknown to the MPCA, could
exist off the LMA property. The MPCA recommends that any person interested in developing property
near the Landfill first consult with an environmental consulting or engineering firm, and/or an
environmental attorney, regarding the possible risks associated with the Landfill.
Site ContactsLand Manager:
Engineer:
Hydrogeologist:
MetersFeet º
Appendix B: Site Location Map - WOODLAKE SANITARY LANDFILL
Created 2/14/2013
Waste Footpr int
Designates the property thatis under the responsibility and control of the M PCA.
Land Management Area
1:20,000
DISCLAIMER: The State of Minnesota makes no representations or warranties to the user as to the accuracy, currency, suitability or reliability of this data for any purpose. This map depicts a reasonable approximation of impacts from the landfill only and makes no inference about impacts from other potential sources.
0 280 560 840
0 680 1,360 2,040
Site Features
Tom Newman
Peter Tiffany
Ingrid Verhagen
W R I G H TWRIGHT
A N O K AANOKA
H E N N E P I NHENNEPIN
C A R V E RCARVER
S C O T TSCOTT
Site ContactsLand Manager:
Engineer:
Hydrogeologist:
MetersFeet º
Appendix D: CLP Groundwater Area of Concern [GWAOC] - WOODLAKE SANITARY LANDFILL
Created 2/14/2013
Waste Footpr int
Monito ring Well!´
Designates the property thatis under the responsibility and control of the M PCA.
Land Management Area
1:10,000
DISCLAIMER: The State of Minnesota makes no representations or warranties to the user as to the accuracy, currency, suitability or reliability of this data for any purpose. This map depicts a reasonable approximation of impacts from the landfill only and makes no inference about impacts from other potential sources.
0 140 280 420
0 340 680 1,020
Site Features
Approximate area of the sub-terranean contaminated groundwater plume.
Groundwater Plume
An area where the groundwater may be affected by landfill contamination.
Groundwater Area of Concern
Tom Newman
Peter Tiffany
Ingrid Verhagen
W R I G H TWRIGHT
H E N N E P I NHENNEPIN
A N O K AANOKA
C A R V E RCARVER
S C O T TSCOTT
S T E A R N SSTEARNS
M E E K E RMEEKERKANDIYOHIKANDIYOHI
Appendix E: CLP Methane Gas Area of Con cern [M GAOC] - WOODLAKE SAN ITARY LANDFILL
Site Contacts
Land Manager:
Engineer:
Hydrogeologist:
MetersFeet ºCreated 2/14/2013
Methane Area of ConcernArea surrounding the landfillthat may be impacted by subsurface migration of methane gas.
Site Features
"W Gas Probe
Waste Footpr int
Designates the property thatis under the responsibility and control of the M PCA.
Land Management Area
1:10,000
DISCLAIMER: The State of Minnesota makes no representations or warranties to the user as to the accuracy, currency, suitability or reliability of this data for any purpose. This map depicts a reasonable approximation of impacts from the landfill only and makes no inference about impacts from other potential sources.
0 130 260 390
0 450 900 1,350
Tom Newman
Peter Tiffany
Ingrid Verhagen
Site ContactsLand Manager:
Engineer:
Hydrogeologist:
MetersFeet º
Appendix F: Closed Landfill Management Use - WOODLAKE SANITARY LANDFILL
Created 2/14/2013
Waste Footpr int
Designates the property thatis under the responsibility and control of the M PCA.
Land Management Area
1:10,000
DISCLAIMER: The State of Minnesota makes no representations or warranties to the user as to the accuracy, currency, suitability or reliability of this data for any purpose. This map depicts a reasonable approximation of impacts from the landfill only and makes no inference about impacts from other potential sources.
0 140 280 420
0 340 680 1,020
Site Features
Closed Landfill Management Use
Tom Newman
Peter Tiffany
Ingrid Verhagen
W R I G H TWRIGHT
H E N N E P I NHENNEPIN
A N O K AANOKA
C A R V E RCARVER
S C O T TSCOTT
Site ContactsLand Manager:
Engineer:
Hydrogeologist:
MetersFeet º
Appendix G: Solar Energy Farm Use - WOODLAKE SANITARY LANDFILL
Created 2/14/2013
Waste Footpr int
Designates the property thatis under the responsibility and control of the M PCA.
Land Management Area
1:10,000
DISCLAIMER: The State of Minnesota makes no representations or warranties to the user as to the accuracy, currency, suitability or reliability of this data for any purpose. This map depicts a reasonable approximation of impacts from the landfill only and makes no inference about impacts from other potential sources.
0 140 280 420
0 340 680 1,020
Site Features
Solar EnergyFarm Use
Tom Newman
Peter Tiffany
Ingrid Verhagen
W R I G H TWRIGHT
H E N N E P I NHENNEPIN
A N O K AANOKA
C A R V E RCARVER
S C O T TSCOTT
Mark Smith – Cavanaugh Property Page 1 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, City Planner
DATE: October 5, 2017
MEETING: October 10, 2017 Planning Commission
SUBJ: Mark Smith (Mark of Excellence Homes) – E of Mohawk Dr., N. of Hwy 55
Comprehensive Plan Amend and PUD Concept Plan – Public Hearing
Review Deadline
Complete Application Received: September 15, 2017
60-day Review Deadline: November 14, 2017
Summary of Request
Mark Smith has requested a Comprehensive Plan Amendment (CPA) and Planned Unit
Development (PUD) Concept Plan for a proposed 48-lot single family subdivision east of
Mohawk Drive and north of Highway 55. The concept plan also includes a 7.5 acre public park
in the southern portion of the site. The same applicant has proposed a PUD Concept Plan for
development of 94 twin-homes immediately to the north, which was reviewed by the Planning
Commission on September 12.
The subject site is predominantly guided for Mixed Use development in the current
Comprehensive Plan within the immediate 2011-2020 staging period, although the southern 5
acres (3 buildable acres) is guided for commercial. The Mixed Use land use requires a minimum
of ½ of the property to be developed with a mix of residential land uses at a net density between
3.5-7 units per acre. The property is zoned Rural Residential-Urban Reserve, which is an interim
zoning designation for property until development occurs consistent with the Comp Plan.
An aerial of the site and surrounding property can be found at the top of the following page. The
subject site is 55 acres in size, and includes 14+ acres of wetland on the east and additional
approximate 3 acres of wetland drainageways which divide the site into three areas (south,
northwest, and northeast). In addition, there are approximately 13 acres of woods which bisect
the site along the ridge. These woods abut the large wetland in the southern portion of the site
and bisect the northern portion of the site. There are two 4-acre farmed areas along Mohawk
Drive and approximately 6.5 acre vacant grassland in the northeast of the site.
The Wealshire is currently under construction to the northwest, and is zoned Business Park.
Polaris is located to the west of the subject property. OSI is east of the large wetland, along with
additional Business property to the north of OSI. The Bridgewater neighborhood is located
across the large wetland to the northeast of the site.
Although the subject property is planned for Mixed Use development in the current Staging
period in the existing comprehensive plan, it is important to note that the draft Comprehensive
Plan Update has proposed to change the future land use of the property from Mixed Use to
Business.
Mark Smith – Cavanaugh Property Page 2 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
The applicant has proposed a PUD primarily to allow for a mix of single family lot sizes and to
preserve land for a City Park.
The applicant has requested a Comprehensive Plan Amendment to amend the future land use of
the property from Mixed Use to Low Density Residential in order to permit the type of
development proposed. The applicant has stated that they recognize that the City is within the
process of updating its Comprehensive Plan, but seeks to work with the City to provide the
infrastructure improvements identified as a need in this portion of the City, including a street
connection between Mohawk Drive and Arrowhead Drive, a watermain connection between
Mohawk and Arrowhead, and a City park. The applicant believes permitting this residential
development in connection with the Weston Woods concept to the north can provide the revenue
for them to provide these improvements.
The purpose of a PUD Concept Plan is to provide feedback to the applicant prior to a formal
application. Generally, the Planning Commission and City Council would not take any action
and the feedback is purely advisory. However, the City will need to act on the Comprehensive
Plan Amendment.
Mark Smith – Cavanaugh Property Page 3 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
Purpose of a Planned Unit Development
According to Section 827.25, PUD provisions are established to provide comprehensive
procedures and standards designed to allow greater flexibility in the development of
neighborhoods and/or nonresidential areas by incorporating design modifications and allowing
for a mixture of uses. The PUD process, by allowing deviation from the strict provisions of this
Code related to setbacks, lot area, width and depth, yards, and other development standards is
intended to encourage:
1. Innovations in development to the end that the growing demands for all styles of
economic expansion may be met by greater variety in type, design, and placement of
structures and by the conservation and more efficient use of land in such developments.
2. Higher standards of site and building design.
3. The preservation, enhancement, or restoration of desirable site characteristics such as high
quality natural resources, wooded areas, wetlands, natural topography and geologic
features and the prevention of soil erosion.
4. Innovative approaches to stormwater management and low-impact development practices
which result in volume control and improvement to water quality beyond the standard
requirements of the City.
5. Maintenance of open space in portions of the development site, preferably linked to
surrounding open space areas, and also enhanced buffering from adjacent roadways and
lower intensity uses.
6. A creative use of land and related physical development which allows a phased and
orderly development and use pattern and more convenience in location and design of
development and service facilities.
7. An efficient use of land resulting in smaller networks of utilities and streets thereby lower
development costs and public investments.
8. A development pattern that effectuates the objectives of the Medina Comprehensive Plan.
(PUD is not intended as a means to vary applicable planning and zoning principles.)
9. A more desirable and creative environment than might be possible through the strict
application on zoning and subdivision regulations of the City.
Comprehensive Plan Amendment
As noted above, most of the subject property is guided Mixed Use (MU) in the current Comp
Plan, which would anticipate residential development with a net density of 3.5-7 units per acre
over a minimum of ½ of the property. MU would anticipate some non-residential component as
well. The property is staged for development after 2011. The southern 5-acres is guided for
Commercial development.
The applicant has proposed to amend the future land use to Low Density Residential (LDR),
which allows residential development between 2-3.5 units per net acre. The applicant’s concept
plan proposes approximately 2.22 units/net acre after subtracting the unbuildable property and
the park.
A decision on whether to change a planned land use should be evaluated within the context of
the goals and objectives within the Comprehensive Plan. At this time, the goals and objections
of the 2010-2030 Comprehensive Plan are in effect. The Vision, Goals, and Strategies and Land
Use chapters of the current Plan are attached for review.
Mark Smith – Cavanaugh Property Page 4 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
One specific requirement to note is the minimum overall net density throughout the City of 3
units per acre that the City was required to plan for in the existing plan. The City was near the
lower end of the required density range, and the proposed amendment would reduce the
minimum density of the subject site from 3.5 units/acre to 2.0 units/acre. Staff has calculated the
overall density if this amendment were to be approved, and it appears that the City would remain
just above the minimum overall net density of 3 units per acre. Staff does not know how the
Metropolitan Council will respond to a request to reduce the density of development, even if it
would technically meet the minimum requirement.
The City is currently in the midst of its decennial Comprehensive Plan update. The Steering
Committee, Planning Commission and City Council have completed a draft of the Plan, which
has been out for public and jurisdictional feedback for almost a year. The City anticipates that
the Plan update will be in effect early in 2018. The DRAFT Comprehensive Plan is available on
the City’s website, and excerpts from the Draft Vision/Goals and Land Use chapters are attached
for reference. This information is on yellow paper to distinguish from the current Plan.
The draft 2040 Comp Plan update proposes to change the future land use designation of the
subject property to Business. The applicant’s proposed amendment to Low Density Residential
would not be consistent with the draft Plan update. As a result, if the City were to approve of an
amendment to the 2010-2030 Plan, staff would recommend that a similar change be incorporated
into the DRAFT Plan update.
Because the DRAFT Comprehensive Plan update is so far along within the review process, staff
believes it is relevant to consider in connection with a proposed development, even if it is not yet
in effect. In fact, if the City is in the process of considering an amendment of the comprehensive
plan, state law allows the City to enact an interim ordinance which can restrict or prohibit
development for up to one year. In order to do so, the City would have to determine that the
moratorium would be necessary to protect the planning process and the health, safety and
welfare of its citizens. This option is provided to cities in order to allow time to consider the
comprehensive plan, especially if significant changes are being considered. Staff generally
recommends that a moratorium only be considered in extraordinary cases where significant
changes are proposed in the Comprehensive Plan and a potential development would have the
potential of impacting the goals, objectives or implementation of the Plan.
In this case, the proposed development would not be consistent with the existing Comprehensive
Plan, so considering a moratorium is not necessary. The City could protect the planning process
by not approving of the amendment.
Proposed Site Layout
The applicant proposes 48 single-family lots between 11,000-13,000 square feet in size. The
applicant has proposed to amend the future land use to LDR, and the R1 zoning district was
created by the City to implement the LDR land use in the Comp Plan. The R1 zoning district
requires a minimum lot size of 11,000 square feet, and lot width of 90 feet.
The property is currently guided for Mixed Use development. The MU zoning district permits
smaller single family lots, with a width of 60 feet and a minimum size of 8,000 square feet. The
applicant has proposed lots which generally meet the minimum area requirement of the R1
Mark Smith – Cavanaugh Property Page 5 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
district, but which are a bit narrower. Flexibility would be permitted through the PUD process to
vary the general standards of the ordinance, provided that such flexibility serves the purposes
described on page 3. The following table compares the proposed lots to the requirements of the
R1 zoning district (generally implementing the LDR land use) and the MU zoning district
(generally implementing the MU land use):
R1 Requirement
MU/R2
Requirement
Proposed
Minimum Lot Size 11,000 s.f. 8,000 s.f. 10,978 s.f.
Minimum Lot Width 90 feet 60 feet 75 feet
Minimum Lot Depth 100 feet 90 feet 135 feet
Front Yard Setback 25 feet 25 feet 30 feet
Front Yard Setback (garage) 30 feet 30 feet 30 feet
Side Yard Setback (combined) 25 feet (15 & 10) 15 feet (10 & 5) 20 feet (10 & 10)
Side Yard (corner) 25 feet 25 feet 30 feet
Rear Yard Setback 30 feet 25 feet 30 feet
Max. Hardcover 40% 50% 40%
Tree Preservation and Buffer Yards
The subject site includes a wooded area approximately 13 acres in area. The northern 3-acres of
the woods is designated as a moderate quality oak forest in the City’s land cover classification
system. Approximately 1-2 acres of the southern wooded area is designated as a moderate
quality maple-basswood forest. The remaining area is an altered deciduous woodland.
The applicant proposes to remove the vast majority of the trees on the site. The request would be
subject to the City’s tree preservation ordinance, which would require expansive replacement for
all removal in excess of 15% of the significant trees on the site.
Approximately 4.5 acres of the wooded area is proposed to be within the proposed park. This
would seem to provide a good opportunity for preservation, but the applicant proposes to
significantly grade this area in order to move dirt from the hill in this location to other places on
the development site. In addition, the existing slope and trees would not permit the area to be
utilized for recreational uses without significant removal.
Staff visited the site with the City’s natural resource specialist. A summary of his observations is
attached. The southern portion of the wooded area, especially located on the knoll, was well
varied in terms of tree age and species, and had comparatively low levels of buckthorn intrusion.
This portion of the woods appeared to be a long-term sustainable natural area of a fairly good
quality for Medina.
Wetlands and Floodplain
The large wetland to the east of the proposed development is a Preserve wetland which is
mapped as a Site of Biodiversity Significance. This type of wetland requires an average buffer
of 50 feet in width. The drainageway wetlands traversing the site are Preserve wetlands,
requiring an average buffer of 35 feet. The City’s wetland protection ordinance also requires
homes to be set back an additional 15 feet from these required buffers.
Mark Smith – Cavanaugh Property Page 6 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
It appears that the applicant is showing a 35-foot buffer throughout the process, but that the lots
adjacent to the large wetland are deep enough to accommodate the larger buffer.
FEMA maps identified a Zone A floodplain within the location of the large wetland. The
floodplain does not have a Base Flood Elevation established, so the applicant will need to
provide information on which to establish an elevation in order to verify that there will be no
impacts.
Transportation
The applicant proposes a single access point on Mohawk Drive. The park is proposed to access
Mohawk Drive separately.
Mohawk Drive has limited right-in/right-out access to the south of the site. As a result,
eastbound traffic would currently be required to travel west on Chippewa Road to Willow Drive
in order to turn left onto Highway 55. This would add approximately 1.3 miles to each east-
bound trip. The City has identified a future connection of Chippewa Road east of Mohawk Drive
to connect with Arrowhead Drive. Staff believes this connection is important to support
development of the subject site and others in the area of Chippewa Road/Mohawk Drive. This
connection is important for public safety purposes as well, providing better emergency access to
the area and also providing an alternative route in case of an emergency on Highway 55.
The applicant has proposed to construct the Chippewa Road extension from Mohawk Drive to
Arrowhead Drive in connection with development of the subject site and the property to the
north. A common developer between the two sites provides the unique opportunity for the
project to be completed by the developer. Under the DRAFT Comp Plan update, the subject site
is proposed to be guided for Business development and the property to the north guided for Low
Density Residential after 2025. It is extremely unlikely that a common developer would be
involved under the draft Plan update. The City would, therefore, need to coordinate its
construction and funding.
If the subject site were to develop before other properties west of Arrowhead Drive, it provides
the opportunity to secure right-of-way and potential funding obligations for the extension of
Chippewa Road east of Mohawk Drive. If other properties west of Arrowhead Drive develop
first and result in the need to construct Chippewa Road, road acquisition costs could increase and
the process could become more complicated. Previous estimates for the street were around $1
million in construction costs and an additional $600,000-$1 million in soft cost and wetland
mitigation costs.
In terms of the neighborhood streets, staff would recommend improvements in connectivity.
This includes providing connections with the park and adjacent collector roadways. In addition,
the number of cul-de-sacs should be reduced.
Sewer/Water
Existing sewer and water mains are located within Mohawk Drive, which the applicant proposes
to extend throughout the site.
Mark Smith – Cavanaugh Property Page 7 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
The applicant has indicated that the subject site could be served through gravity sewer lines to
the existing system, but this would need to be confirmed.
Currently, the subject property and other sites in the area are served by a single water main along
Highway 55 (to Mohawk) without any looping. The City Engineer and Public Works emphasize
that having a second means to route water to this neighborhood and other properties in the area is
extremely important. The City’s water plan identifies a water main along new Chippewa Road
from Mohawk Drive east to Arrowhead Drive. This water main connection is not yet in place
and staff believes that it is important that provisions are made for construction of this connection
before additional property develops west of Arrowhead Drive. The applicant has indicated that
they would construct this watermain extension from Arrowhead Drive along with construction of
either this project, or the project to the north.
Providing this connection would be an important benefit for the City, because Public Works and
Engineering are currently beginning the planning process for potential construction in the next
few years. If it is constructed in connection with a development, it would relieve the City of
completing this project.
Stormwater/LID Review/Grading Review
The Concept Plan does not include full grading or stormwater plans. Any development proposal
would ultimately be subject to relevant stormwater standards.
Park Dedication
The City’s subdivision regulations require up to 10% of the buildable property to be dedicated
for park purposes. The City may also choose to accept cash in-lieu of all or a portion of this land
dedication in an amount equal to 8% of the pre-developed market value, with a minimum of
$3500 and a maximum of $8000 per home.
In this case, there are approximately 35 buildable acres, for a potential 3.5 acres of park land. If
the City determines that land should not be required in this case, staff believes the fee would be
in the higher end of the range which would cap at around $464,000 if the site was developed at
2 units/acre. However, this value will be determined more precisely during the preliminary plat
review if the applicant proceeds with a formal application.
The City’s park and trail plan identify the need for a neighborhood park in this area. The Park
Commission has discussed potentially requiring land either at this subject site or at the other
planned residential property west on Chippewa Road, depending on which project would move
forward first. The Park Commission reviewed this concept in connection with the requested to
the north during their September 20 meeting. If both projects were to move ahead at this time,
the Park Commission supported securing as much park land as possible between the two
projects, which would be approximately 7-7.5 acres.
The City may desire to consider preserving the higher quality portion of the woodland through
park dedication rather than planning for recreational use throughout the entire park. A
combination of active and passive park opportunity may best meet the city’s interest in this case.
This is especially true if the property is to develop with Business uses, where recreational uses
may not be as necessary.
Mark Smith – Cavanaugh Property Page 8 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
The trail plan has also identified an east-west trail connection between Mohawk Drive and
Arrowhead Drive which should be secured with any development upon the subject site.
Review Criteria
The City has the highest level of discretion when reviewing a Comprehensive Plan Amendment.
The City may use its full legislative discretion in order to support the vision, goals, and
objectives of the community. The Comprehensive Plan then guides all of the other land use
decisions made by the City. As noted on pages 3-4, proposed changes in land use should be
reviewed within the context of the vision, goals, and strategies of the Comp Plan to determine if
the amendment is appropriate.
The purpose of the PUD Concept Plan is to provide purely advisory comments to the applicant
for their consideration whether and how to continue with a formal application. However, the
City will be taking action on the related Comprehensive Plan Amendment. The City has a great
deal of discretion when reviewing a PUD because it is a rezoning, which is a legislative action.
A PUD should only be approved if it achieves the purposes of the PUD district (described on
page 3), the Comprehensive Plan, and other City policies. The Planning Commission and
Council should provide comments based upon this information.
Staff Comments
At this time, staff generally does not recommend amending the 2010-2030 Comprehensive Plan.
The 2040 Comprehensive Plan is expected to be in effect early in 2018, and to implement a
Comprehensive Plan Amendment to the existing Plan prior to that time has the potential to delay
implementation of the Plan update, to complicate review of applications in the meantime, or
both.
If the City supports the proposed development, it seems as if the more straight forward approach
at this time would be to incorporate changes into the draft Plan Update and leave the existing
Plan as-is. This Planning Commission and Council should review to see if the change meets the
vision, goals, and objectives of the draft Comprehensive Plan update.
As noted throughout the report, the City has a great deal of discretion in reviewing the
Comprehensive Plan and any amendments to the Plan. This discretion means that the Planning
Commission and City Council should consider the goals and objectives of the Plan and it is quite
possible that there may be competing objectives which could support a decision for either land
use. The Planning Commission and Council should try to balance these objectives when making
a decision.
Guiding the subject site for residential development provides some additional acreage beyond the
forecasted growth within the draft Comp Plan. One of the goals during the process was to not
guide additional property beyond the forecasts. The Steering Committee had discussed the
Business land use in relation to the subject site as potentially offering a better opportunity to
preserve some of the woodland on the property.
On the other hand, the applicant proposes to meet various infrastructure objectives of the
Comprehensive Plan. Providing for the street and water main connection between Mohawk
Mark Smith – Cavanaugh Property Page 9 of 9 October 10, 2017
Comp Plan Amend/PUD Concept Plan Review Planning Commission Meeting
Drive and Arrowhead Drive without substantial public or broader assessment funding serves
objectives of the plan to be fiscally prudent and development efficient infrastructure systems.
The applicant argues that a coordinated residential development between the two sites is likely
the best opportunity to meet these objectives in the most cost-effective and efficient manner.
Likewise, a larger-scale residential development provides the best opportunity to secure a larger
contiguous piece of park land.
If the City supports changing the future land use to Low Density Residential, staff has provided
comments throughout the report to be incorporated into any future formal application. These
comments are summarized below:
1) Any future application shall be subject to all relevant City regulations and policies.
2) The applicant shall provide information necessary to confirm that gravity sewer service is
practical.
3) The applicant shall provide information to determine a base flood elevation and to verify
no floodplain impacts will occur.
4) The applicant shall provide a wetland delineation and meet all requirements of the
wetland protection ordinance.
5) Additional street connections shall be provided to adjacent collector roadways.
6) Additional trail connections shall be provided.
7) An east-west trail connection shall be provided. Locations should be considered which
provide convenient access, opportunities for separation from roadways, and connections
with the existing and planned trail network.
8) A street and watermain connection between Mohawk Drive and Arrowhead Drive shall
be constructed in connection with the development.
9) The applicant shall provide information requested by the City Engineer to determine
whether street improvements are necessary to support the development.
Attachments
1. Document List
2. Naturel Resource Specialist comments dated 10/6/2017
3. Engineering Comments dated 9/25/2017
4. Applicant Narrative
5. 2010-2030 Comp Plan Information (Vision/Goals/Strategies, Land Use) – white paper
6. DRAFT Comp Plan Information (Vision, Goals, Future Land Use) – yellow paper
7. Exhibit showing Concept and Concept to North
8. Concept Plan
10/6/2017 Project: LR‐17‐216 – Mark Smith‐Cavanaugh Comp Plan Amendment and PUD Concept Plan The following documents are all part of the official record of the above referenced request, even if some documents are not attached, or are only attached in part, to Planning Commission and City Council reports. All documents are available for review upon request at City Hall. Documents Submitted by Applicant: Document Received Date Document Date # of pages Electronic Paper Copy? Notes Application 9/15/2017 9/15/2017 3 Y Y Fee 9/15/2017 9/12/2017 2 Y Y 2 checks; $1000, $2000 Mailing Labels 1 Y Y 4 pages w/ map and list Mailing Labels‐Updated 10/6/2017 10/6/2017 1 Y Y 2 pages w/ map Narrative 9/15/2017 9/15/2017 1 Y Y Concept Plan Set 9/15/2017 9/14/2017 4 Y Y Exhibit with both concepts 9/15/2017 NA 1 Y N Documents from Staff/Consultants/Agencies Document Document Date # of pages Electronic Notes Engineering Comments 9/25/2017 3 Y Elm Creek Comments 9/19/2017 1 Y MnDOT Comments 9/26/2017 2 Y Preliminary Review 10/3/2017 2 Y Legal Notice 9/26/2017 5 Y Legal Notice – Additional addresses 10/6/2017 6 Y Public Comments Document Date Electronic Notes
1
Dusty Finke
From:Tony Havranek <THavranek@wsbeng.com>
Sent:Friday, October 06, 2017 12:34 PM
To:Dusty Finke
Cc:Steve Scherer
Subject:RE: Medina - Mark Smith/Cavanaugh site visit
Dusty,
Here are my notes from today’s site visit:
I would classify the forested portion of the eastern side of the parcel as quality woodland, as opposed to low quality,
with some pockets of high quality.
The northeastern portion of the woodland, north of the ditch, is correctly classified by the Hennepin County Nat Res
layer as a mesic oak woodland. Both white oak and red oak occur in this portion of the forest. All oak would be
classified as large to very large trees (DBH > 21”). The oak component would be classified as even age, meaning that
these are all mature trees. No oak regeneration was observed (sapling/seedling size class). The number of individual
trees is small compared to other species (ash), but the size of the trees causes them to be the dominant species in terms
of canopy coverage and basal area.
It should be noted that there were a small number of very large sugar maple as well.
The understory in this location was dominated by buckthorn, with some ironwood. Without management, this area
would more than likely transition to buckthorn/elm/basswood/ash due to oak mortality due to wind events, disease,
and old age;.
The area between the knoll and south of the ditch, maintains an oak component similar to the one described above, but
ash becomes more prevalent (pole to medium tree size 5‐10” DBH). The buckthorn is much smaller here (seedlings) and
is not as dense.
The knoll consists of a uneven‐age sugar maple stand with some large ‐very large white oak. This portion of the forest
would more than likely be sustainable for the long term since the seedling/sapling/pole size class will succeed the
mature trees as they die. Very little to no buckthorn is found here. This area is typed as a basswood/sugar maple by the
Hennepin County Nat Res inventory. The basswood component is present, but somewhat minor when compared to the
sugar maple component.
The southern portion of the forest is similar to what was observed in the northeast portion described in the first
paragraph.
While the tree inventory shows that ash is dominant as a percentage of individual trees, it should be noted that from a
canopy/basal area perspective, white oak, sugar ample, and red oak are the domiant tree species throughout the
woodland.
Let me know if you need something else,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
2
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
This email, and any files transmitted with it, is confidential and is intended solely for
the use of the addressee. If you are not the addressee, please delete this email from
your system. Any use of this email by unintended recipients is strictly prohibited.
WSB does not accept liability for any errors or omissions which arise as a result
of electronic transmission. If verification is required, please request a hard copy.
From: Dusty Finke [mailto:dusty.finke@medinamn.gov]
Sent: Friday, October 6, 2017 8:14 AM
To: Tony Havranek <THavranek@wsbeng.com>
Cc: Steve Scherer <steve.scherer@medinamn.gov>
Subject: RE: Medina ‐ Mark Smith/Cavanaugh site visit
Tony,
I will meet you over there. Steve Scherer from Public Works may come also.
Thanks,
Dusty
From: Tony Havranek [mailto:THavranek@wsbeng.com]
Sent: Friday, October 06, 2017 6:36 AM
To: Dusty Finke
Cc: Jim Stremel
Subject: RE: Medina - Last minute site visit?
Dusty,
I reviewed the docs that you sent over. My main focus was the inventory data. Looks like there is some good diversity
out there, with some large seed trees. As stated in the S & S report, while the dominant species is green/white ash,
these trees still provide value.
I took a look at the Hennepin county nat resources data. There are two ecologically significant areas present on the
parcel. A small section of maple‐basswood forest on the north side, and an oak forest‐mesic subtype. I will pay
particular attention to these areas.
Is anyone meeting me there, or were planning on just having me, walk the area by myself and report back to you?
Any issues with accessing the property without notice to the landowner?
Thanks,
Tony Havranek
Sr. Environmental Scientist
P (651) 286-8473 | M (612) 246-9346
WSB & Associates, Inc. | 178 East 9th Street, Suite 200 | St. Paul, MN 55101
701 Xenia Avenue South | Suite 300 | Minneapolis, MN 55416 | (763) 541-4800
Building a legacy – your legacy.
Equal Opportunity Employer | wsbeng.com
K:\010801-000\Admin\Docs\2017-09-18 Submittal\_2017-09-18 Mark Smith Cavanaugh Concept Plan - WSB Comments.docx
September 25, 2017
Mr. Dusty Finke
Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
Re: Mark Smith/Cavanaugh PUD Concept Plan – Engineering Review
City Project No. LR-17-216
WSB Project No. 010801-000
Dear Mr. Finke:
We have reviewed the Mark Smith/Cavanaugh PUD Concept plan submittal dated September 15,
2017. The plans propose to construct 38 single family urban serviced lots and a City park area
dedication all on 52 acres.
The documents were reviewed for general conformance with the City of Medina’s general
engineering standards and Stormwater Design Manual. We have the following comments with
regards to engineering and stormwater management matters.
Site Plan & Streets
1. Add typical street section to plans meeting the City’s standard.
2. Provide a turning movement exhibit to show that a fire truck can access all building
structures as required by the Fire Marshall.
3. The City may require a roadway connection to the proposed Chippewa Road extension
and/or further south along Mohawk to reduce dead ends within proposed development.
4. City design standards require horizontal and vertical curve lengths to meet a 30 MPH design
speed, at minimum.
5. The concept plan shows no trail connections through the project or connecting to adjacent
properties. The City may require that a trail corridor is established through the property to
connect to future developments.
6. Show the existing access drive location to the Polaris site off Mohawk Drive.
Water/Sewer Utilities
7. The City’s preference for watermain materials is PVC C900, update on plans and related
notes. Hydrant locations shall be approved of by the Fire Marshal.
8. Verify that adequate water pressure will be available for those lots served by City water.
Mark Smith/Cavanaugh PUD Concept – Engineering Review
September 25, 2017
Page 2
K:\010801-000\Admin\Docs\2017-09-18 Submittal\_2017-09-18 Mark Smith Cavanaugh Concept Plan - WSB Comments.docx
9. Sheet 4 shows a proposed connection to connect their 8” sanitary sewer to an existing 6”
stub. The proposed 8” sanitary sewer should connect directly to Existing MH 3.
10. City design standards require 10.5’ sanitary sewer manhole builds. Show sanitary sewer
service lines and invert elevations on plans; the City requires a minimum depth of 4’ from
low floor elevations.
11. City design standards require that sanitary sewer manholes are placed within boulevards or
non-paved areas.
12. There is no proposed looping of the watermain shown on the plan. The applicant should
consider looping the watermain to the extents possible (second connection to Mohawk,
connecting southerly cul-de-sac to easterly cul-de-sac and at the future Chippewa Road
extension, etc.).
Traffic
13. The City may require the applicant to contribute to the costs for extending Chippewa Road
and watermain utilities between Mohawk Drive and Arrowhead Dive.
14. A traffic analysis should be completed documenting the capacity and safety impacts from the
site including following:
a. Traffic generation from the site traffic
b. Impact the site traffic has at the operation at the site entrance and the adjacent
development driveway
c. Safety (sight line) analysis at the site driveway
d. Impact the site traffic has on the operations at the intersection of Mohawk Dr at
Chippewa Rd.
Stormwater
15. The developer will need to submit a Stormwater Management Plan and modelling consistent
with Medina’s Stormwater Design Manual. The City requires two feet of freeboard from
structure low openings to 100-year high water levels and EOF’s. Provide maintenance access
to all ponding facilities.
16. The development will need to meet the City’s infiltration requirement, which can be met by
constructing infiltration basins or reusing stormwater from the proposed ponds for irrigation.
The narrative states that a “re-use/infiltration system” will be used, but more information will
be required with future submittals.
17. The development will need to meet the appropriate watershed standards and submit for
permits.
Wetlands
18. The concept plan shows wetland impact in several locations. Wetland replacement plan
approval is required prior to any wetland impact.
19. Confirm whether the wetlands shown on the plan reference the US Fish and Wildlife
Service’s National Wetlands Inventory (NWI), an inventory which is outdated and has been
updated by the MN Department of Natural Resources or the wetland delineation that was
Mark Smith/Cavanaugh PUD Concept – Engineering Review
September 25, 2017
Page 3
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approved for this location in October 2013 (Application No. W-13-121). The wetland
boundaries approved by that delineation should be shown on the plan sheets and must be
used to calculate wetland impacts.
20. Upland buffers and buffer setbacks will be required for the project. The wetlands adjacent are
classified as a Preserve by the city’s Wetland Functional Classification mapping. The plans
will need to show the upland buffers widths, structure setbacks, and where the buffer markers
will be placed.
Please contact me at 763-287-8532 if you have any questions.
Sincerely,
WSB & Associates, Inc.
Jim Stremel, P.E.
City Engineer
Cavanaugh Hwy 55 and Mohawk Property
Mark Smith, the developer, is proposing the development of the 52 acre Cavanaugh property at the
northeast corner of Highway 55 and Mohawk Road. This proposal is for development of 38 single family
urban serviced lots, a 7.4 acre City park, and dedication of the south half of the right of way for
Chippewa Road. For this development we are requesting approval of a comprehensive plan amendment
from mixed use to LDR. We are also requesting approval of a PUD concept plan.
The developer is aware that a steering committee and city officials have spent 18 months working on a
future land use plan. Keeping this in mind and understanding the goals and visions of the city we have
tried to offer a development to the City and it's residence that keeps those objectives in mind and yet is
large enough to provide the investment needed to provide for other City objectives and needs.
Less than 4 years ago the City approved a preliminary plat on this same property for DR Horton. That
plan included 50 single family lots, a 72 unit apartment building, a 5 acre of commercial piece, and no
park. Our plan, as mentioned is proposing only 38 residences compared to 122 residences and a 7.4 acre
City Park. Again, we know the Met Council's requirements have changed since then and the City has
been working hard to accommodate those changes for the future use of this property and others so we
know approving this plan will not easy to do. That is why we have worked hard to reduce the impact,
increasing the size of the lots and reducing the size of the earlier approved development by more than
two thirds. With this major density reduction, this development will have a minimal impact on meeting
your 20 year future land use plan but will provide 2 vital infrastructure needs in this area and also
provide a large regional park, a request that has been made by the Park Board
In addition and in conjunction with the Weston Woods of Medina development, we are proposing to
dedicate the right of way for Chippewa Road and also build and finance the construction of the new
road connecting Mohawk and Arrowhead Road. We will also provide the water main connection that
will also connect Mohawk and Arrowhead Road creating a critically needed water main loop north of
Highway 55. These 2 infrastructure improvements will provide our new residents as well as Polaris,
Wealshire, Bridgewater and many, many others better water quality and guaranteed water in the event
of a water main break. In addition, with Chippewa Road going through, safer traffic patterns will occur
and create a safer and more convenient option for many of the residence on Mohawk Road.
The 7.4 acres of park would go towards both the Weston Woods of Medina development and for the 38
lots development. This is still likely to be more park dedication then required.
Even though this plan is different than your proposed future use plan we feel it will have a much smaller
impact on the neighborhood than a mixed use development could and would have on this property.
Thank you for your consideration of this request.
Mark Smith
Chapter 2 – Vision, Goals & Strategy Page 2 - 1
Adopted November 17, 2009
Chapter 2: COMMUNITY VISION, GOALS & STRATEGIES
_______________________________________________________________________________________________
The Vision, Goals and Strategies chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions.
This chapter includes a set of general community goals and strategies that set forth standards
for intergovernmental coordination, land use, growth, housing, community facilities, natural
resources, transportation and other community issues.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If
land uses change or other infrastructure varies from the Plan, decisions will be founded in the
goals and strategies set forth below. The goals and strategies are supported by the
Comprehensive Plan Advisory Panel (the “Advisory Panel”), City officials, and residents of
Medina.
Land use designations are subject to strong social and economic pressures to change.
Accordingly, it is appropriate that such systems be periodically evaluated in light of changing
social and economic conditions. As development evolves, the goals and strategies will provide
the guidance for accomplishing the vision for the future of the community even when changes
are necessary to the land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of
this plan.
Creating Goals and Strategies
The residents, the Advisory Panel, City officials and staff participated in the planning process
for the Plan. A series of public participation meetings were conducted in 2006 to introduce and
solicit information from the residents of Medina. A community survey was also part of the
process in 2006 to gain a greater understanding of the community. The Advisory Panel held
work sessions that focused on integrating the concerns and desires of the community together
with accommodating growth and regional impacts.
In addition to land use and growth planning, the City implemented open space, natural
resources, and infrastructure planning. The goals and strategies developed in this process are
integrated into this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group
of community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation. This Plan includes the
goals, strategies and recommendations of an Open Space Task Force created to recommend a
program for open space and natural resources. In addition, a Citizens Advisory Committee
recommended a Facilities Master Plan that was accepted by the City. Lastly, the City will be
completing a long-term Financial Management Analysis in 2008 to stabilize and equitably
distribute the tax burden on Medina taxpayers.
Chapter 2 – Vision, Goals & Strategy Page 2 - 2
Adopted November 17, 2009
Establishing Vision, Goals and Strategies
To establish goals and strategies, a strengths, weaknesses, opportunities and threats (SWOT)
analysis exercise gathered valuable insight into the aspirations of the community. The
Advisory Panel was asked to brainstorm the SWOT list. The top 5 items from each category are
identified below and are listed in declining order of importance:
Strengths
Natural resources/rural nature
Heritage and history: people, community and small town feel
Rural character
Governance: participatory in nature
Tax base
Weaknesses
Increasing traffic
Ripe for development
Community in transition
Inability to control traffic
Lack of “turf” trails
Opportunities
Natural resources protection plan
Cluster development, open space planning, shared amenities
Plan for traffic which does not fragment or destroy the City
Great opportunity to protect the heart of the City
Better, “more creative” residential development
Threats
Demands from developers
Metropolitan Council’s aggressive ambition for Medina’s density
High land values and potential for increase
Actions of adjacent communities
Entrenched personal issues
The responses from the SWOT exercise were used to develop a vision statement and a set of
goals and strategies.
Chapter 2 – Vision, Goals & Strategy Page 2 - 3
Adopted November 17, 2009
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
The City of Medina Shall…
Maintain its rural character in which natural infrastructure is the dominant feature while
planning for new business and residential areas, where highway access is available and where
the City of Loretto and neighborhood of Uptown Hamel already exist, to create a healthy,
cohesive community for all ages in which to live and work.
Protect natural resources and natural corridors. Residents will be able to enjoy the natural
environment with planned trails and connections. Healthy living for all residents will be
encouraged and supported through availability and proximity to activities such as horse-riding,
bicycling and walking.
Plan neighborhoods using innovative design techniques to ensure a high quality of life for
residents. A diversity of housing will exist to support and promote the livability of the
community. Neighborhoods will be planned in proximity to Uptown Hamel, Loretto and other
urban areas as they develop and will provide walkable, pedestrian friendly accessibility.
Development will be focused along the TH 55 growth corridor where more dense residential
areas and businesses will be located.
Community Character and Livability
1. Maintain the rural quality and small town feel of the community.
Strategies:
Encourage development that preserves open spaces and creates linkages with
natural areas.
Maintain the rural heritage and history of Medina.
Develop Uptown Hamel as a livable, pedestrian friendly town center within the
City of Medina.
Maintain and enhance the quality of development in Uptown Hamel through the
creation of design and performance standards.
Encourage a sense of community by maintaining and creating distinct
neighborhoods.
2. Maintain areas of solitude and quiet that contribute to the rural character of the
community.
Strategies:
Preserve the rural heart of the community through open space planning and low impact
development.
Preserve natural areas and make them accessible where appropriate.
Develop tools to support the reduction of noise and light pollution.
Chapter 2 – Vision, Goals & Strategy Page 2 - 4
Adopted November 17, 2009
3. Preserve natural resources, rural vistas and rural quality of the community.
Strategies:
Support open space planning as a guide for future development.
Create a land use plan that supports the preservation of natural resources and
rural vistas.
Educate and encourage residents to maintain and preserve significant natural
areas on their properties.
Develop a program to educate and encourage community awareness and
involvement focused on preservation of natural resources and vistas throughout
the City.
4. Encourage innovative and creative approaches to planning, engineering, and city
governance.
Strategies:
Support the development and testing of alternative solutions such as Leadership
in Energy and Environmental Design (LEED) building standards and Low
Impact Development (LID) to typical engineering and planning problems.
Research and use innovative planning methods including open space planning,
conservation and other low impact development techniques.
Encourage methods of Low Impact Development.
Require developers to consult with staff before plans are presented and maintain
open communication for problem solving between staff, decision-makers and the
public to find the best solution to planning and engineering issues.
Encourage staff to monitor land planning approaches in other communities and
government bodies for innovative solutions facing the City.
5. Maintain the characteristics of the community and its land through thoughtful
planning.
Strategies:
Create a future land use plan that is compatible with existing land use patterns.
Identify areas within the community that could benefit from innovative
planning, or more study.
Identify areas that have conflicting land uses and develop solutions to mitigate
current and future problems.
Develop and create safe road patterns and traffic control measures to establish
safety for all modes of transportation.
Maintain the rural quality of the community despite proximity to the Twin Cities
and adjacent suburban areas.
Chapter 2 – Vision, Goals & Strategy Page 2 - 5
Adopted November 17, 2009
Land Use and Growth Goals
1. Manage and support planned, compact orderly growth in designated areas.
Strategies:
Create a staging plan to support well-planned and orderly growth within the
designated growth areas.
Identify areas to support higher density opportunities.
Use existing land use plans to help guide consistent development throughout the
community.
Preserve and respect existing character and development, while accommodating
and serving new development in an environmentally friendly and economically
sustainable way.
Encourage growth in areas with proximity to infrastructure, including
transportation corridors, water, wastewater and community facilities.
Work with developers to create neighborhoods and development that support
the staging and land use plan.
2. Maintain a diversity of land uses that allows for the preservation of rural and
agricultural lands.
Strategies:
Prepare a flexible land use plan that encourages rural and agricultural lands
while allocating areas for more intense development.
Prepare and adopt a land use plan that designates compatible land uses to
minimize conflicts as development occurs.
Require transitions between rural and more urban areas through zoning and
other performance standards.
3. Support the development of a land use plan that responds to regional growth
strategies while maintaining the rural character and vision of the community.
Strategies:
Create a land use plan that considers adjacent land uses of neighboring
communities.
Work with adjacent communities to identify areas of linkage, particularly those
areas where natural resources and open space connections can be made.
Identify regional growth strategies to determine areas that can support and
enhance such strategies and goals.
Chapter 2 – Vision, Goals & Strategy Page 2 - 6
Adopted November 17, 2009
4. Encourage innovative, environmentally friendly development in all growth areas to
promote a sustainable land use pattern.
Strategies:
Identify areas that are suitable for innovative and conservation development.
Support open space planning and use it to develop tools and techniques to
support conservation development and other low impact development
alternatives.
Work with land owners, developers and stakeholders to identify land that can
contribute to green corridors, trails and storm water management areas.
5. Enhance and update the zoning ordinance to support the goals and visions of the
community.
Strategies:
Develop land use and zoning ordinance categories that directly respond to the
natural resources in the City.
Utilize county, state or federal programs to encourage retention of the natural
features within the City.
Neighborhood Pattern and Housing Goals
1. Provide a diversity of housing at a range of values to support a sustainable
community.
Strategies:
Encourage developments to include a variety of housing types including single
family and multifamily.
Provide housing options that workers in Medina can afford.
Work closely with local lenders, builders and other organizations to help Medina
meet the housing goals related to workforce housing options.
Explore zoning methods that allow neighborhoods with mixed housing types
and other appropriate uses within residential areas.
Create and maintain a level of affordability options in the community’s housing
stock.
Create ordinances that support well designed and maintained housing at all
levels.
Encourage development of neighborhoods compatible with adjacent land uses.
Chapter 2 – Vision, Goals & Strategy Page 2 - 7
Adopted November 17, 2009
2. Maintain and enhance diverse neighborhood patterns conducive to residence, work
and leisure.
Strategies:
Encourage methods of subdivision design to protect and enhance environmental
features in rural residential areas.
Maintain a road system designed to accommodate Medina residents in a manner
consistent with identified goals and strategies.
Create and strengthen the appearance of City gateways and key transportation
corridors through street scaping, design standards, zoning, trails, lighting,
sidewalks, signage, and other tools.
Develop and enforce design, performance, development and site planning
standards, incentives and resources to ensure quality development.
Encourage development to provide a variety of housing types within a single
development.
Create a high quality neighborhood environment in every development.
Update the zoning ordinances and other development standards for consistency
with the housing goals defined in this plan.
3. Promote increased density along the development corridor including compact,
walkable neighborhoods in proximity to Uptown Hamel.
Strategies:
Encourage the integration of multi-modal access including parking, sidewalks,
bike paths and pedestrian crossings within new developments.
Enhance and maintain Uptown Hamel design standards that support a livable,
pedestrian friendly community.
Allow mixed-use development within Uptown Hamel.
Ensure that residential neighborhoods have adequate access to parks and trails
and that parks and green space are integrated into the Uptown Hamel
development areas.
Encourage higher density development along Hamel Road east of County Road
115 (locally known as Pinto Drive) to help define the area as a pedestrian
friendly, attractive urban area for residents and businesses.
Create linkages between neighborhoods, parks and businesses within Uptown
Hamel to promote the walkable character of the area.
Encourage a retail center in the development corridor to provide shopping and
work opportunities to residents.
Maintain commercial development at the intersection of TH 55 and CR-19.
Chapter 2 – Vision, Goals & Strategy Page 2 - 8
Adopted November 17, 2009
Transportation Goals
1. The City of Medina supports a transportation system that balances the interests of
Medina with those of the region and local residents.
Strategies:
Design access points to the roadway system and traffic controls that are
compatible with the roadway’s function and traffic speed.
Create wider shoulders for recreational uses of residents and the region.
Continue to require dedication of right-of-way for future trails as properties
develop.
Support and coordinate with the surrounding communities on transit and
transportation services and facilities.
Explore the potential of expanding or developing various means of transit
services and facilities with the Metro Transit Authority.
2. Create a transportation system that is efficient and safe for all residents of the
community and the region.
Strategies:
Create safe access points at the correct size and capacity for planned growth
areas, particularly at major intersections.
Participate in planning for the TH 55 corridor improvements.
Create transportation connections with adequate spacing, visual access and
traffic control measures to ensure the safety of residents.
Design roadways to support all modes of transportation, including pedestrians,
bicyclists, and horses-riders.
Encourage the use of public transportation and create appropriate park and ride
locations, and coordinate with the adjacent communities (including Plymouth,
Corcoran, Independence, Loretto, Long Lake, Maple Plain, Orono, and others) in
sharing or funding similar services and facilities.
Encourage and support pedestrian crosswalk connections across state and/or
county roadways in locations that allow the greatest opportunity for pedestrian
access within a one-half mile walking distance of principle destinations (i.e.
parks, retail centers, commercial services, etc.).
Chapter 2 – Vision, Goals & Strategy Page 2 - 9
Adopted November 17, 2009
Parks, Trails and Open Space
1. Improve and expand existing facilities, improve handicapped access where possible,
correct problems or conflicts where they occur, and provide expanded recreational
opportunities where appropriate.
Strategies
Development of trails that provide for multiple recreational uses will be given
preference over those that do not.
2. Finalize and maintain the community park/playfield facility, Hamel Legion Park,
located near the east boundary of the City, where most significant urban land uses
exist and are proposed.
3. Provide a variety of recreational opportunities, through park, trails and open-space
acquisition and development, to serve its residents.
Strategies
Provide community and neighborhood parks in appropriate urban land use areas
as these areas are developed.
Provide mini-parks and trails, where appropriate, to serve sub-neighborhood
population concentrations.
Provide a multi-use trail system, coordinated with the regional, county, and
adjacent cities’ plans, emphasizing trail uses most desired by City residents.
4. Guide development, obtain easements and purchase land within the City to ensure
that additional parks and trails are appropriately located as the City grows.
5. Provide funding for park, trail and open space planning, acquisition, development,
and maintenance.
Strategies
Trails should connect points of interest that are prioritized by periodic review by
the City Park Commission and City Council.
Monitor and partner with Three Rivers Park District to protect and enhance the
regional parks and trails system.
6. Maintain cooperative/collaborative relationships with governmental units and
recreational organizations both within and adjacent to the City.
Chapter 2 – Vision, Goals & Strategy Page 2 - 10
Adopted November 17, 2009
Intergovernmental Coordination Goals
1. Work with adjacent jurisdictions and regulating agencies to promote a collaborative
approach to planning.
Strategies:
Include and invite participants from surrounding jurisdictions in planning
activities that have implications for their future.
Continue to explore and actively pursue opportunities to share services with
surrounding jurisdictions to improve efficiency, reduce costs and avoid
unnecessary duplication.
2. Provide opportunities for community and resident involvement in all aspects of the
planning process.
Strategies:
Inform residents and community members of important community events
through publication in the local newspaper, on the City website, in City
publications and in other forms of media.
Encourage participation at community meetings including planning commission,
parks commission, and City council.
Hold community events that focus on the City’s decision-making particularly as
it relates to land use and development.
Chapter 5 - Land Use & Growth Page 5- 1
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
CChhaapptteerr 55:: LLAANNDD UUSSEE && GGRROOWWTTHH
_______________________________________________________________________________________________
IInnttrroodduuccttiioonn
Medina has significant natural resources, high-quality neighborhoods and areas for commercial
and retail development. The City’s extensive wetlands and limited infrastructure availability
together with past community planning have contributed to its rural character. The metropolitan
area is a high growth area. Medina’s rural charm makes it an attractive alternative to the more
intensely populated areas found closer to Minneapolis and St. Paul.
This chapter discusses existing and future land use patterns in the City.
22000077 EExxiissttiinngg LLaanndd UUsseess
The types of uses within the existing land use categories are described in Map 5-1 and Table 5-A.
TABLE 5-A
Existing Land Uses
Land Use Designation Area
Acres Percent
Agricultural 4,490 25.9%
Rural Residential 4,701 27.1%
Single Family Large Lot 1,191 6.9%
Single Family Small Lot 198 1.1%
Multi-Family Residential 16 0.1%
Commercial 245 1.4%
Industrial 472 2.7%
Public Semi-Public 260 1.5%
Parks and Recreation 2,612 15.1%
Open Space 208 1.2%
Private Recreation 357 2.1%
Undeveloped Land 620 3.6%
Right-of-ways 682 3.9%
Lakes/Open Water 1,283 7.4%
Total City 17,335
Note: Wetlands are not excluded from each land use. There are approximately 4,871 acres of wetlands
in the City.
Agricultural Use includes farms and other parcels greater than five acres in size used primarily
for agricultural, pasture and rural purposes. A large percentage of the City is designated as
agricultural.
Chapter 5 - Land Use & Growth Page 5- 2
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Residential Use is divided into four designations:
Rural Residential consists of large tracts of land and homesteads, including hobby farms
and horse stables on parcels greater than five acres in size without City sewer and water
service.
Single Family Large Lot includes residential properties between 0.5 acres and 5 acres in size.
This designation does not differentiate between sewered and unsewered lots but does
include larger lot subdivisions.
Single Family Small Lot includes single-family residential properties less than 0.5 acres,
sewered.
Multi-Family includes apartment buildings, fourplexes, duplexes, condominiums and
townhouses and attached single-family homes.
Industrial Use is primarily in the TH 55 corridor and includes light industrial, office, warehouse
and manufacturing facilities.
Commercial Use is primarily in the TH 55 corridor. Businesses tend to be clustered in and around
the Uptown Hamel area and become more dispersed west of Uptown Hamel along the existing
sanitary sewer system. A large commercial/retail development north of TH 55 and west of CR
101 anchored by a Target retail store opened in 2006.
Park and Recreation Use includes parks and public recreational open space. Baker Park Reserve
has a significant impact on planning due to its size and regional attraction, its effect on the City’s
tax base and use.
Private Recreation Use includes areas used for recreational purposes held under private
ownership, including golf courses and a campground, but could be expanded to include other
recreational uses not publicly maintained.
Open Space Use identifies areas that are public or privately held including known conservation
easements, important preserved natural resources such as Wolsfeld Woods (SNA) and other areas
that are protected through active measures.
Public and Semi-Public Use includes City, county, or state owned property, churches, cemeteries,
and other similar uses. Most of these properties are community oriented and blend into other
land uses permitted in the supporting zoning districts.
Undeveloped Use identifies areas that are currently described as vacant. There are no known
agricultural uses or residential uses on parcels with this designation. This land is considered
available for development or is currently on the market. These areas also include unknown land
uses, or uses that do not fit into the land use designations identified.
Lakes comprise approximately 10.2 percent of the City and are identified in the land use
designations because of the obvious impact on surrounding development and land uses.
Wetlands are not identified on the existing land use map. However, wetlands and lakes play an
important role in the City because together they affect 35.4 percent of the City land and
significantly impact the City’s ability to develop.
Chapter 5 - Land Use & Growth Page 5- 3
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NNaattuurraall FFeeaattuurreess aanndd AArreeaass
The City contains many ecologically significant natural resource areas that provide value to all
residents by providing natural beauty and wildlife habitat, improving water quality and adding to
land values. These natural areas are described in further detail in the Open Space Report but
merit discussion from a land use and development perspective.
The City has an extensive network of wetlands and lakes that significantly impact the developable
areas in the City. The community has made conscious choices to preserve and protect the natural
areas and to improve their quality. For example, the City requires five contiguous acres of suitable
soils for development of properties for rural residential uses. These areas outside urban services
are guided for an average density of a 1 Unit/10 Acres. The larger acreages help preserve open
areas as well as prevent the deterioration of wetland complexes and lakes. Because 35.4% of the
land area in Medina is comprised of lakes and wetlands and many of these areas are under private
ownership, it is critical for the City to educate residents about the importance of maintaining
healthy wetlands, rain gardens, woodlands and lakes.
These natural features comprise the City’s green infrastructure system: the City’s natural support
system that promotes healthy sustainability of the community. As the City grows, the natural
areas will be a critical element of every decision-making process. The City undertook an extensive
natural resource and open space planning effort that will be the foundation for land use decisions.
The Open Space Report indicates the ecologically significant areas that require protection and the
areas that will be maintained as a part of the City’s conservation network.
SSoollaarr AAcccceessss PPrrootteeccttiioonn
Medina is committed to encouraging and promoting solar energy as a clean, alternative form of
energy production and reducing carbon-based emissions. Protecting solar access means
protecting solar collectors (or the location of future collectors) from shading by adjacent structures
or vegetation. Existing structures and buildings in the city generally do not present significant
shading problems for solar energy systems. Most single family attached and detached homes are
one or two stories and most multi-family, commercial, and industrial buildings are three stories or
less.
Solar energy systems and equipment are a permitted by conditional use in the Agriculture
Preservation, Rural Residential and Suburban Residential zoning districts only, whereas the
existing commercial and industrial districts are absent of any allowances for solar equipment. The
City intends to revise its land use controls by allowing “Solar Equipment” in all districts as a
permitted accessory use with specific performance standards. Additionally, the zoning ordinance
provides standards for the protection and establishment of these solar energy systems.
While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the city could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
Chapter 5 - Land Use & Growth Page 5- 4
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HHiissttoorriicc PPrreesseerrvvaattiioonn
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer's Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
thought to be one of the original homes in Medina. The city further commits to providing the
following general guidelines related to historical preservation:
• Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
• Modify zoning regulations as necessary to help preserve areas that may be historically
significant; and
• Create an inventory of historically significant features, landmarks, and buildings in Medina
as they become known or identified.
EExxiissttiinngg GGrroowwtthh aanndd NNeeiigghhbboorrhhoooodd PPaatttteerrnnss
Medina is located approximately 20 miles from downtown Minneapolis making it close enough to
commute but far enough to maintain its rural character. The City has developed commercial and
business parks in proximity to TH 55, Uptown Hamel and Loretto. The urban service area is
primarily focused along the TH 55 corridor. Residential uses have typically been developed at
rural residential densities with larger acreage lots. Urban service residential developments exist
within the community and help to diversify housing stock. Pockets of sewered development in
the rural areas of the community exist because their original septic systems failed and were
sewered subsequently to protect water and lake quality. The rural area of the community
continues to have individual septic systems and rural density development.
Residents have enjoyed the rural quality of Medina and have supported larger lot subdivisions in
the more suburban residential neighborhoods where sewered subdivisions are developed at or
below 2.0 units per acre. The existing suburban neighborhoods are independent of the rural
residential areas and typically not connected through traditional grid development but are
subdivided with curvilinear streets and cul-de-sacs.
Infrastructure and the MUSA line have affected development and will influence the areas guided
to develop with increased density. The City has planned for growth and development by guiding
increased density near transportation corridors and other available systems. This pattern is
demonstrated on the Future Land Use Plan (Map 5-2). Analysis for water, sewer and
transportation planning can be found in the attached plans and appendices.
Chapter 5 - Land Use & Growth Page 5- 5
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Effective 3/16/2017
FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn
The City continues to be primarily a rural community with opportunities for agricultural uses,
commercial and residential development and open spaces. These factors will continue to guide
development but will also include opportunities for diversification of land uses not presently
found in the community.
The City has guided future development and increased density along the TH 55 corridor to help
encourage sustainable land use patterns. Sustainability principles include proximity to existing
transportation systems and available infrastructure without leap-frogging into areas not currently
served by urban services. The majority of growth and development will be located in the areas
with urban services to maintain the rural character of the community and to use the infrastructure.
The Future Land Use Plan is primarily an extension of the 2020 Comprehensive Plan area. The
areas guided for future development are within the 2000 service areas but phasing and available
land has been adjusted to reflect recent experience, growth and population projections. Although
the proposed plan is consistent with the 2000 Comprehensive Plan, changes occur within the
specific land use designations.
GGeenneerraall LLaanndd UUssee DDeevveellooppmmeenntt PPoolliicciieess::
1. The Future Land Use Plan guides future development to strengthen, enhance, and protect the
City's rural character and natural environment.
2. Medina recognizes the historical development pattern as a framework for the City's future
land use policy.
3. Medina will guide growth in compact efficient locations to preserve open space and the rural
heart of the community.
4. The Planning Commission and Council will review each development proposal to ensure
consistency with the City's Comprehensive Plan.
5. The staging plan will be referenced for all future development plans in the growth corridor
and shall guide future land use decisions to ensure availability and adequacy of services.
6. Medina will encourage commercial and business development to locate along the TH 55
corridor and retail and service opportunities to locate in mixed-use areas.
7. Developments will be required to provide buffers between incompatible land uses and will be
required to provide landscaping, berms, or other screening methods to ensure the integrity of
neighborhoods.
8. Ecologically significant natural areas will be protected using conservation easements and other
open space tools as identified in the Open Space Report.
Chapter 5 - Land Use & Growth Page 5- 6
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Future Land Use Plan Principles
The Plan guides the development of Medina through 2030, and will be used to implement the
City’s goals, strategies and policies. The purpose of the Plan is to create a community with the
following characteristics:
• A well integrated and preserved natural resources and open space system focused on
maintaining the rural heart of the community.
• Housing diversity and options within the community including rural, suburban and urban
densities with the most compact development guided along the TH 55 transportation
corridor.
• Opportunities for business and commercial development along major transportation
corridors and intersections.
• An efficient, safe transportation system.
• Support of active living opportunities such as a well planned parks and trails systems that
are accessible to all residents.
Four physical land use elements affect the overall character of the community:
1. Suburban and rural development patterns and neighborhood form;
2. Major road patterns;
3. Open spaces and natural resources; and
4. Commercial and business development.
The relationship of these elements will impact the transportation system and community facilities
and may need review as a result of increased development.
Development Patterns and Neighborhood Form
• Encourage open spaces, parks and trails in all neighborhood development. The survey
indicated that a high quality of life is found when residents have visual access to green
spaces.
• Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
• Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
• Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
• Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
• Concentrate higher density development near service oriented businesses to help
promote walkability.
Chapter 5 - Land Use & Growth Page 5- 7
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Effective 3/16/2017
Road Patterns
• Encourage development near existing roads and transportation intersections to ensure
efficiencies within the system.
• Connect existing neighborhoods with infill neighborhoods to ensure safety through
increased access.
• Establish collector streets with good connections through the community’s growth
areas.
• Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
Open Spaces and Natural Resources
• Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
• Preserve open spaces and natural resources.
• Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
• Focus service businesses and development near urban residential densities and along
the TH 55 corridor and CR 101 and CR 19.
• Guide commercial development to areas along key transportation corridors, primarily
TH 55.
• Promote businesses within mixed-use areas.
• Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
Chapter 5 - Land Use & Growth Page 5- 8
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
TThhee GGuuiiddee PPllaann
Medina's Future Land Use Plan, Map 5-2, is shaped by the City's General Land Use Development
Policies, and the Land Use Goals and Strategies identified in Chapter 1 which keep a large portion
of Medina rural and protect the City's natural resources while accommodating compact,
systematic growth in strategic areas.
Table 5-B below demonstrates the expected 2030 land uses in the community.
TABLE 5-B
Future Land Use Plan
Land Use Designation Gross Area Net Area
Acres Percent Acres Percent
Agricultural (AG) 251 1.4% 180 1.0%
Rural Residential (RR) 7,827 45.2% 4,978 28.7%
Low Density Residential (LDR) 923 5.3% 614 3.5%
Medium Density Residential (MDR) 451 2.6% 307 1.8%
High Density Residential (HDR) 123 0.7% 103 0.6%
Mixed Use (MU) 338 1.9% 234 1.3%
Mixed Use – Business (MU-B) 59 0.3% 39 0.2%
Developing Post-2030 444 2.6% 337 1.9%
Commercial (C) 427 2.5% 308 1.8%
General Business (GB) 580 3.3% 375 2.2%
Industrial (IB) 68 0.4% 48 0.3%
Closed Sanitary Landfill (SL) 192 1.1% 106 0.6%
Public Semi-Public (PSP) 279 1.6% 177 1.0%
Parks and Recreation 93 0.5% 46 0.3%
Parks and Recreation – Regional or State 2,519 14.5% 1,528 8.8%
Private Recreation (PREC) 358 2.1% 272 1.6%
Open Space (OS) 208 1.2% 153 0.9%
Rights-of-Way 912 5.1% 912 5.1%
Lakes 1,283 7.4% 1,283 7.4%
Wetlands and Floodplains 5,335 30.8%
Total City 17,335 17,335
Future Land Use Designations
Agricultural (AG) identifies areas which are part of the Metropolitan Agricultural Preserves
Program and are reserved for agricultural uses as a long-term land use. This area is not
planned to be served by urban services and allows no more than one lot per forty acres.
Chapter 5 - Land Use & Growth Page 5- 9
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Effective 3/16/2017
Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, rural
commercial, farming, hobby farms, horticulture, conservation of ecologically significant natural
resources and passive recreation. This area is not planned to be served by urban services
during the timeframe covered by this Plan and requires each lot to have five contiguous acres of
soils suitable for septic systems.
Developing Post-2030 identifies areas for future urban development in the City that will be
provided municipal sewer and water services. This area is primarily concentrated around the
City of Loretto and is presently planned for each lot to have five contiguous acres of acceptable
soils. The purpose of the Developing Post-2030 designation is to communicate the future
planning intentions to the community.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.49 units per acre which are served or are intended to be served by urban services.
The primary use in this area is single-family residential development. The areas designated for
low density residential uses are located near to existing low density residential uses, natural
resources and provide a transition between higher density residential districts and the
permanent rural areas of the community.
Medium Density Residential (MDR) identifies residential land uses developed between 3.5
units per acre and 6.99 units per acre that are served, or are intended to be served, by urban
services. The primary uses in this designation will be a mix of housing such as single family
residential, twin homes, town homes, and row homes. This designation provides a transition
area between the commercial and retail uses along the TH 55 corridor and the single-family
uses.
High Density Residential (HDR) identifies residential land uses developed between 7.0 units
per acre and 30 units per acre that are served, or are intended to be served, by urban services.
The primary uses will include duplexes, triplexes, town homes, apartment buildings and
condominiums which should incorporate some open space or an active park. This designation
is identified in areas that are generally accessible to transportation corridors and commercial
uses.
Mixed-Use (MU) provides opportunities for multiple, compatible uses on a single site including
a residential component and one or more of the following: general business, commercial, office
and public semi-public uses in each case where the primary use is residential. The areas
designated with this land use will have residential densities between 3.5 units per acre and 6.99
units per acre over a minimum of half of the developable area. The mixed-use areas are served,
or are intended to be served, by urban services in the future.
Mixed-Use Business (MU-B) provides opportunities for multiple, compatible uses on one site
including two or more of the following: residential, general business, commercial, or office.
Residential densities in this designation will be between 7.0 units per acre and 45.0 units per
acre across the entire area and may include some vertically integrated uses. The mixed-use
business areas will be served by urban services.
Chapter 5 - Land Use & Growth Page 5- 10
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Effective 3/16/2017
Commercial (C) provides areas for highway oriented businesses and retail establishments; can
include commercial, office and retail uses; is concentrated along the TH 55 corridor and are
served or will be served by urban services.
General Business (GB) provides opportunities for corporate campus uses including light
industrial and retail uses. This designation identifies larger tracts of land that are suitable for
office and business park developments and are served or will be served by urban services.
Industrial Business (IB) identifies areas that are currently used for manufacturing or
processing of products and refers to lighter industrial uses in the community. The area is
concentrated on TH 55 to allow access to primary transportation corridors and is served by
urban services.
Parks and Recreation includes parks and public recreational open space. Baker Regional Park has
a significant impact on planning due to its size and attraction to those living outside of the City.
Private Recreation (PREC) refers to areas that are currently used for recreational uses, are held
under private ownership including a campground and golf courses and could be expanded to
include other recreational uses that are not publicly maintained. Limited numbers of residential
uses will be included within this land use designation.
Open Space (OS) identifies public or privately held property protected as open space and
includes known conservation easements, significant preserved natural resources and other
areas that are protected through active measures.
Public Semi-Public includes governmental, religious, educational, and cemetery uses.
Rights-of-Way (ROW) refer to all public or private vehicular, transit, pedestrian, or rail rights-
of-way.
Closed Sanitary Landfill (SL) identifies an area that was previously used for a sanitary landfill
but is now closed. The land is owned by the Minnesota Pollution Control Agency (MPCA) and
special land use regulations apply to the property.
Chapter 5 - Land Use & Growth Page 5- 11
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Effective 3/16/2017
NNeett RReessiiddeennttiiaall DDeennssiittyy
The residential land uses described above creates a wide range of housing options. The Future
Land Use Plan allows a fairly broad range of densities within the sewered residential land uses.
The following tables illustrate a possible range of net residential density within the sewered
residential land uses.
TTAABBLLEE 55--CC
NNeett RReessiiddeennttiiaall DDeennssiittyy
((AAssssuummiinngg LLoowweesstt ooff DDeennssiittyy RRaannggee))
Land Use # of Units
Gross
Acres
Acres
Undevelopable1
Net Acres
Commercial
Net Acres
Residential
Net Density
(Units/Acre)
A B C D E = B - (C+D) A / E
Existing LDR 486 346 55 291 1.7
Existing MDR 497 181 17 164 3.0
Existing HDR 140 17 2 15 9.3
Future LDR 646 577 254 323 2.0
Future MDR 501 270 126 143 3.5
Future HDR 616 106 18 88 7.0
Future MU2 408 338 105 116 1162 3.5
Future MU-B3 273 59 20 393 7.0
TOTAL 3,567 1,894 597 116 1,181 3.01
1 Acres Undevelopable include wetlands, floodplains, and steep slope
2 The Mixed Use (MU) land use requires residential units equivalent to the minimum density over at least half of the developable area
3 The Mixed Use-Business (MU-B) land use requires residential units equivalent to the minimum density over the entire developable area
TTAABBLLEE 55--DD
NNeett RReessiiddeennttiiaall DDeennssiittyy
((AAssssuummiinngg MMiiddddllee ooff DDeennssiittyy RRaannggee))
Land Use # of Units Gross Acres Acres Undevelopable1
Net Acres Commercial Net Acres Residential Net Density (Units/Acre)
A B C D E = B - (C+D) A / E
Existing LDR 486 346 55 291 1.7
Existing MDR 497 181 17 164 3.0
Existing HDR 140 17 2 15 9.3
Future LDR 872 577 254 323 2.7
Future MDR 715 270 126 143 5.0
Future HDR 880 106 18 88 10.0
Future MU2 580 338 105 116 1162 5.0
Future MU-B3 390 59 20 393 10.0
TOTAL 4,560 1,894 597 116 1,181 3.85
1 Acres Undevelopable include wetlands, floodplains, and steep slope
2 The Mixed Use (MU) land use requires residential units equivalent to the minimum density over at least half of the developable area
3 The Mixed Use-Business (MU-B) land use requires residential units equivalent to the minimum density over the entire developable area
Chapter 5 - Land Use & Growth Page 5- 12
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
LLaanndd UUssee PPoolliicciieess bbyy AArreeaa
The following section provides policies for land use designations and is categorized into
generalized subsections with the following land uses: Rural Designations, Urban Service
Designations, and Public Semi-Public Designations. The policies for each category as provided
below directly support the goals and strategies outlined in Chapter 2.
These designations are generalized land uses and are not specific zoning districts. The City will
update the zoning ordinance and applicable codes to be consistent with the land use plan and
designations identified in this section.
The planning process revealed a strong interest in promoting good, sustainable development in
the City. The Planned Unit Development (PUD) process for large scale or master plan types of
development, regardless of whether they are residential, commercial or mixed-uses will be
available and will be supported through zoning.
RRuurraall DDeessiiggnnaattiioonnss
The rural designations include Agricultural, Rural Residential and Developing Post-2030. A
large percentage of the community falls into these two categories. The purpose of these
designations is to provide low-intensity land uses, such as rural residential, farming, hobby
farms, horticulture, conservation of natural and ecologically significant natural resources and
passive recreation. This area will not be provided with water or sewer service during the
timeframe covered by this Plan.
The City's goal is to maintain the rural character of this area. The 2005 Metropolitan Council
Regional Framework shows the majority of this area as Diversified Rural, and the City utilizes the
Rural Residential designation to be consistent with the System Statement.
A significant segment of this area consists of large, rural parcels with single-family homes. The
City recognizes that such low-density, development will continue to be a desired housing
alternative.
The City’s Open Space Report proposes several different implementation techniques for
allowing open space development and planning to maintain rural character and simultaneously
preserve significant natural resources. This result may take the form of innovative
developments that clusters smaller lots on larger parcels with permanently conserved open
space. Such innovative arrangements can help preserve the City’s natural resources, open space
and rural character, while still maintaining an average overall density of ten acres per unit.
Medina’s wetlands, lakes, scattered woodlands and soil conditions prevent smaller, unsewered
lot development, but are ideal for low-density rural housing.
Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but
allow flexibility for Open Space design developments and to ensure that the permanent rural area
will remain rural by eliminating the need for future extension of a sanitary sewer service to
replace failing systems.
Chapter 5 - Land Use & Growth Page 5- 13
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Effective 3/16/2017
Objectives:
1. Allow low-density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
2. Encourage conservation of open space, farms and ecologically significant natural
resources in the rural areas.
3. Enforce standards for the installation and maintenance of permanent, on-site sewage
disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries
and other smaller-scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Developing Post-2030 land use. The City will continue to utilize a five-
acre contiguous suitable soils requirement in order to pursue this objective. This
requirement has maintained the required density for the past decade (see Table 5-E
below) and the City will monitor rural subdivisions and adjust regulations in the event
the density is consistently exceeded.
TTAABBLLEE 55--EE
DDeennssiittyy ooff RRuurraall SSuubbddiivviissiioonnss 22000000--22000088
Subdivision # of Lots Gross Acres Acres/Unit
Winchester Hills 3 15.7 5.2
Wild Acres 3 75.0 25.0
Dahl 2nd Addn 2 23.3 11.6
Leawood Farms 9 212.0 23.6
High Pointe Ridge 3 51.4 17.1
Beannact Farm 3 42.1 14.0
Parkview Knoll 2 72.6 36.3
Unplatted 2 24.8 12.4
Willow Hill Preserve 4 31.2 7.8
Tuckborough Ridge 7 47.8 6.8
Fox Path Farm 2 27.4 13.7
All Rural Subdivisions 40 623.3 15.8
Chapter 5 - Land Use & Growth Page 5- 14
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9. Continue to enforce five contiguous acres of soils suitable for septic systems per
development site, but consider exceptions for open space developments that protect
natural features and put land into permanent conservation. Within the Metropolitan
Council’s long term sewer service area (see Map 5-4), these exceptions will not be allowed
to result in development with a density in excess of one unit per ten gross acres.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Developing
Post-2030 land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant natural
characteristics.
12. Determine lot sizes by soil types and conditions as defined in the City's on-site septic
system requirements.
13. Protect property within the City's Developing Post-2030 designation from subdivision
and development by requiring ghost plats for subdivisions so that future urban
expansion is not compromised.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage landowners to participate in the protection and conservation of significant
natural resources.
UUrrbbaann SSeerrvviiccee DDeessiiggnnaattiioonnss
The Urban Service Area includes the residential and commercial areas of the City that are
currently or will be served by municipal water and sewer services.
Residential Uses
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant
natural characteristics of the property.
2. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district.
3. Restrict urban development to properties within the sewer service boundary.
4. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED)1 principles in neighborhood planning and residential building and low
impact development design standards.
______________________________________________________________________________________
1 LEED defined under Chapter 7 – Implementation (pg. 7-8)
Chapter 5 - Land Use & Growth Page 5- 15
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Effective 3/16/2017
5. Protect urban residential areas from excessive noise, odors, and illumination.
6. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
7. Restrict commercial development to areas designated in this Plan.
8. Limit industrial activities, including agri-business facilities, to the urban commercial or
industrial park areas.
9. Protect property within the City's 2030 MUSA boundary from development prior to the
provision of urban services that will hinder future division.
10. Create more flexible zoning standards that would allow for innovative arrangements of
homes, conservation easements, or other creative land use concepts that preserve the
City's open space and natural features.
11. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
12. Emphasize resident and pedestrian safety.
13. Allow for a variety of housing types with a range of economic affordability in the urban
residential areas.
14. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
15. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
16. Require standards for site improvements that ensure compatibility with adjacent
residential areas.
17. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
18. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
19. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
20. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
21. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
Chapter 5 - Land Use & Growth Page 5- 16
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
MMiixxeedd--UUssee
The mixed-use designations focus on integrating a mix of uses to help promote housing and
commercial diversity within the community. Such mixed-use designations are concentrated along
the TH 55 corridor to promote a more compact development pattern in proximity to existing
infrastructure and will include residential and commercial components with ratios of use
determined by topography and market conditions. Mixed-use areas are all located in the urban
service area.
Objectives:
1. Allow a mix of residential and commercial uses to co-exist on adjacent parcels as well as
within the same structure or on the same parcel.
2. Create flexible zoning standards that would allow for a mix of residential and commercial
uses on parcels that preserve the City's open space and natural features.
3. Consider alternatives for meeting parking requirements including parking in the rear of
buildings, shared parking, on-street, underground, or ramp parking.
4. Use building standards that enhance and maintain the small town heritage and
traditional small-town look including brick facades, traditional street lighting, overhangs
over the sidewalk, boardwalks, and the like.
5. Involve residents, businesses, community groups and other stakeholders in the planning
of these areas.
6. Create master plans for mixed-use areas to ensure integration of uses and responsiveness
to adjacent land uses.
7. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
Chapter 5 - Land Use & Growth Page 5- 17
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Commercial Uses
The previous objectives outlined referred to urban land uses with a residential component. The
following objectives refer to commercial and industrial land uses that are connected to or planned
for urban services.
The Urban Commercial area is along the TH 55 corridor and will support businesses to benefit the
residential areas to the north and south and commuters who travel on TH 55. Businesses will
provide a variety of retail products and services mixed with light industrial/warehouses and
smaller offices.
Objectives:
1. Provide convenient and attractive shopping and services to meet the needs of City
residents.
2. Avoid multiple access points to collector and arterial roads.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor.
8. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
9. Require frontage roads that do not directly access TH 55 corridor.
10. Require developments to provide frontage roads as shown conceptually in the
transportation plan.
11. Require conditional use permits for manufacturing, processing, cleaning, storage,
maintenance and testing of goods and products in order to prevent adverse affects to the
City and its residents.
12. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
Chapter 5 - Land Use & Growth Page 5- 18
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Public and Semi-Public Land Use
Public and Semi Public uses including golf courses and wastewater treatment facilities exist in
both the urban and rural areas.
Objectives:
1. Achieve a balanced framework of public uses and private development.
2. Set aside land for parks and preservation of ecologically significant natural resources to
meet a wide variety of recreational, educational and functional needs as defined and
discussed in the Park, Trails, and Open Space chapter and the Open Space Report.
3. Provide a trail system connecting parks, open space and other public uses.
4. Provide space for some public and semi-public uses in urban areas. These could include:
churches, recreation areas, and public service facilities such as post office, fire stations,
libraries and utility structures.
5. Continue to pursue conservation and preservation of wetlands, woodlands, ecologically
significant natural resources and other open space, as appropriate.
6. Protect wetlands, as they provide wildlife habitat, preserve open space, improve water
quality and provide water storage areas for the City's storm drainage system.
7. Protect the shoreline of lakes, creeks and wetlands from development.
8. Utilize existing regulatory tools and supplement as necessary to allow these types of lands
to be preserved or protected for public use.
9. Require public and semi-public zoning to complement the character of surrounding land
uses.
Chapter 5 - Land Use & Growth Page 5- 19
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that services are provided to new residents and businesses in an efficient and cost-
effective manner.
The staging plan, Map 5-3, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
• Compact growth will occur along the TH 55 corridor to ensure the preservation of the
rural heart of the City.
• Growth will proceed in an east-west pattern to develop efficiently the City’s
infrastructure, including sewer and water.
• The City shall promote contiguous growth within the urban service areas to provide
efficient and cost-effective services to residents.
• Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period.
• The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of one staging increment beyond the existing staging period, and will be tied
to an incentive based points system (see Chapter 7; Growth Strategy, Page 7 – 4).
These principles are developed based on known development constraints related to existing
water and sewer infrastructure. When development is proposed, the City will review the
staging plan for consistency with the water and sewer plans attached as appendices to this
document. The following are some of the constraints to be considered when guiding
development:
• There is presently capacity for approximately 160 additional water units through 2009,
which needs to include a variety of growth options over the short-term planning
timeline. The construction of additional wells and water storage facility will increase the
availability of water units.
• The City’s sewer infrastructure has capacity for approximately 2,000 additional units
that is expected to be adequate through at least 2015.
• The City plans on developing the water system to match the Guide Plan which stages
growth through 2030 and may include the development of a well field in the western
area of the urban service boundary that may allow growth near Loretto.
• Sewer improvements will be required to meet 2030 projection population growth.
The following table describes the land use allocation by 5-year staging increments and is a
guide for the City when developing infrastructure and future planning efforts.
Table 5-F
Chapter 5 - Land Use & Growth Page 5- 20
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Land Use in 5-Year Increments
Land Use Designation Allowed Density Ranges
Min Max Existing 2008 2010 2015 2020 2025 2030 %Change 2010-2030
Residential Uses (acres) (acres) (acres) (acres) (acres) (acres)
-Rural Residential 2.5 acres or less -- -- 212 212 212 212 212 0%
-Rural Residential 2.5 -10 acres 1U/10A TBD1 2197 2207 2217 2227 2237 1.8%
-Rural Residential 10-40 acres 1U/40A 1U/10A 3591 3661 3683 3713 3743 4.5%
- Rural Residential 40+ acres -- 1U/40A 1835 1755 1715 1675 1635 -10.9%
-Agricultural 40+ acres -- 1U/40A 251 251 251 251 251 0%
Subtotal Unsewered 8086 8086 8086 8078 8078 8078 0%
Low Density Residential (LDR) 2 3.49 346 600 713 890 923 923 54%
Medium Density Residential (MDR) 3.5 6.9 181 326 451 451 451 451 38%
High Density Residential (HDR) 7 30 17 21 21 21 21 123 486%
Mixed Use (MU)2 3.5 6.9 0 80 166 166 239 338 323%
Mixed Use – Business (MU-B)3 7 45 5 59 59 59 59 59 0%
Future Developing Areas 1U/10A 2501 1954 1372 982 771 444 -77%
Commercial Uses
Commercial (C) 246 256 349 380 380 427 67%
General Business (GB) 92 92 214 396 501 579 529%
Industrial (IB) 25 25 68 68 68 68 172%
Institutional Uses
Public Semi-Public (PSP) 271 271 271 279 279 279 0%
Parks and Recreation 93 93 93 93 93 93 0%
Parks and Recreation –
Regional/State
2519 2519 2519 2519 2519 2519 0%
Private Recreation (PREC) 358 358 358 358 358 358 0%
Open Space (OS) 208 208 208 208 208 208 0%
Closed Sanitary Landfill (SL) 192 192 192 192 192 192 0%
Right-of-Ways 912
Lakes 1,283
Wetlands and Floodplains 5,335
Total City 17,335
The staging plan supports the timing and planning for future improvements and recognizes the
existing limitations of water and sewer systems in 2007.
Chapter 5 - Land Use & Growth Page 5- 21
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
Objectives
• The constraints on growth over the planning period ending in 2030 are related to water
and wastewater infrastructure capital improvements. The City shall develop a capital
improvement plan to address these needs and to monitor development and phasing in
an appropriate way.
• The City shall evaluate the creation of a well field in the western portion of the urban
service area.
• The City shall develop a system for evaluating developments within the urban service
area to help prioritize developments that are consistent with the goals of the City.
• The City will promote low impact development, conservation development and
environmentally sustainable design.
(REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK)
Chapter 5 - Land Use & Growth Page 5- 22
Amended 02/07/2017 (CPA2030-7)
Effective 3/16/2017
(THIS PAGE INTENTIONALLY LEFT BLANK)
Katrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Krieg
Miller
Thies
Ardmore Medina
Orono
Corcoran
PlymouthIndependenceMaple PlainIndependenceHAMEL
PIONEER
H
OME
S
T
E
A
D PARKVIEWWILLOWCOUNTY ROAD 19MEDINANAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONHOLY NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE HUNTERTAMARACKHIGHWAY 55
M E D I N A M E D IN A
WILLOWCOUNTY ROAD 24
Loretto
Greenfield Maple Grove
TOMAHAW KCHIPPEWA CHIPPEWA
COUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MOHAWKARROWHEADCOUNTY ROAD 11
CLYDESDALE
CLYDES D ALE
EVERGREENCOUNTY ROAD 19WILLOWH A M E LWILLOWPIONEER
HAMEL
HIGHWAY 55
Adopted: November 17, 2009
Parcel current as of October 2006
UTM, Zone 15N, NAD 83
Scale: 1:30,000
[
*This map is not perfectly precise.
Actual boundaries may vary, and
should be field verified.
Map 5-1
0 0.5 10.25
Mile
2007 Existing Land Use
Agriculture
Rural Residential
Single Family Large Lot
Single Family Small Lot
Multi-Family Res
Commercial
Industrial
Public/Semi-Public
Open Space
Parks and Recreation
Private Recreation
ROW
Undeveloped Land
Existing Land Use
Orono PlymouthCorcoran
IndependenceKatrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Krieg
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Thies
Ardmore
HAMEL
PIONEER
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TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONHOL
Y NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE HUNTERTAMARACKHIGHWAY 55
M E D I N A M E D IN A
WILLOWCOUNTY ROAD 24
Loretto
Maple Plain
Independence
Maple G roveGreenfield
TOMAHAWKCHIPPEWA CHIPPEWA
COUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MOHAWKARROWHEADCOUNTY ROAD 11
CLYDESDALE
CLYDES DAL E
EVERGREENCOUNTY ROAD 19WILLOWH A M E LWILLOWPI
ONEERHAMEL
HIGHWAY 55
Map Da te: March 16, 2 017 (CPA 203 0-7)
UTM, Zone 15N, NAD 8 3
Scale: 1:30,000[
Future Land Use Plan
*This map is not p erfe ctly precise. Actual bo undaries may vary, and sh ould be field verifie d.
Map 5-2
0 0.5 10.25 Miles
Guid e Plan
Rural R esidential
Agriculture
Developing-Post 2030
Low Density Res 2.0 - 3.49 U/A
Medium D ensity Res 3.5 - 6.99 U/A
High Density Res 7 - 30 U/A
Mixed Use 3.5 - 6.99 U /A
Mixed Use - Business 7 - 45 U/A
Commercial
General Business
Industrial Business
Private Recreation (PR EC)
Parks and Recreation
P-R - State or R egional
Open Space
Public Semi-Public 0 U/A
Closed Sanitary Landfill
Right-of-Way
Orono
Corcoran
PlymouthIndependenceMaple PlainKatrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Krieg
Miller
Thies
Ardmore
HAMEL
PIONEER
H
O
M
E
S
T
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A
D PARKVIEWWILLOWCOUNTY ROAD 19MEDINANAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONHOL
Y NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE HUNTERTAMARACKHIGHWAY 55
M E D I N A M E D IN A
WILLOWCOUNTY ROAD 24
Loretto
Independence
Greenfield Maple Grove
TOMAHAWKCHIPPEWA CHIPPEWA
COUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MOHAWKARROWHEADCOUNTY ROAD 11
CLYDESDALE
C LYD ES D AL E
EVERGREENCOUNTY ROAD 19WILLOWH A M E LWILLOWPI
ONEERHAMEL
HIGHWAY 55
Proposed Amendment: November 2014
Scale: 1:30,000
Map 5-3
0 0.5 10.25 Mile[
available until 2009.- The sewer constraints shall limit
There are several critical infrastructure milestones that will control growth including:- The existing water infrastructure has capacity of approximately 160 units
Generally, the Phasing Plan demonstratesthat development shall proceed in a east to west pattern. This phasing plan allows flexibility between adjacent phases to allow for proper infrastructure planning and development.
The Grey area reflects the area identified bythe City to be developed Post 2030.
The Met Council has identified the LTSSA for potential future access to urban services.No services are planned during the timeframecovered by this Plan.
development to 2,000 units withoutimprovements.
**Note: Crosshatched areas are proposed to be amended from an earlier staging period to the period indicated.
Map Date: December 24, 2014
Staging and Growth
Met Council LTSSA
Urban Services Phasing Plan
Developed 2008
2001-2010
2011-2015
2016-2020
**2016-2020
2021-2025
**2021-2025
2026-2030
**2026-2030
Post 2030
Generally, the Phasing Plan demonstrates that development shall proceed in an east to west pater n. Thi s phas i ng pl an al lows flexi bil ity between adjacent for development two-years prior to the indicated phases to allow for proper infrastructure planning and development.
Orono
Corcoran
PlymouthIndependenceMaple PlainKatrina
Independence
Medina
Spurzem
Peter
School Lake
Holy Name
Half Moon
Wolsfeld
Mooney
Krieg
Miller
Thies
Ardmore
HAMEL
PIONEER
H
OME
S
T
E
A
D PARKVIEWWILLOWCOUNTY ROAD 19MEDINANAVAJO
HIGHWAY 55
TOWNLINETAMARACKCHESTNUT
COUNTY ROAD 24 ARROWHEADHUNTERCHEYENNE BROCKTONHOLY NAMEHACKAMORE
H O L L Y B U S H
MORNINGSIDE HUNTERTAMARACKHIGHWAY 55
M E D I N A M E D IN A
WILLOWCOUNTY ROAD 24
Loretto
Independence
Maple GroveGreenfield
TOMAHAW KCHIPPEWA CHIPPEWA
COUNTY ROAD 19COUNTY ROAD 101COUNTY ROAD 116MOHAWKARROWHEADCOUNTY ROAD 11
CLYDESDALE
C LYD ESDALE
EVERGREENCOUNTY ROAD 19WILLOWH A M E LWILLOWPIONEER
HAMEL
HIGHWAY 55
Adopted: November 17, 2009
Parcel data current as of October 2006
UTM, Zone 15N, NAD 83
Scale: 1:30,000[
Metropolitan CouncilLong Term Sewer Service Area
*This map is not perfectly precise.
Actual boundaries may vary, and
should be field verified.
Map 5-4
0 0.5 10.25
Mile
Property classifiedfor agricultural use
Agricultural Preserve
Green Acres
Acreage Undevelopable
Acreage Undevelopable
Net Area of Parcel
0.0 - 10.0
10.1 - 20.0
20.1 - 30.0
Net Acreage is estimated by
subtracting approximate areas of
wetlands, floodplains, and steep
slopes from the area of a parcel.
Chapter 2 – Vision and Community Goals Page 2 - 1
DRAFT – February 7, 2017
Chapter 2: VISION & COMMUNITY GOALS
_______________________________________________________________________________________________
The Vision and Community Goals chapter is the heart of the Comprehensive Plan and provides
the foundation from which City officials make consistent and supporting land use decisions.
This chapter includes a set of general community goals that guided the creation of this Plan.
The concepts in this chapter are some of the few static elements of the Comprehensive Plan. If
land uses change or other infrastructure varies from the Plan, decisions will be founded in the
goals set forth below. The Vision and Goals were created with the involvement of the
Comprehensive Plan Steering Committee (the “Steering Committee”), City officials, and
residents of Medina and are broadly supported.
Land use designations are subject to strong social and economic pressures to change.
Accordingly, it is appropriate that such systems be periodically evaluated in light of changing
social and economic conditions. As development evolves, the Vision and Goals will provide the
guidance for accomplishing the vision for the future of the community even when changes are
necessary to the land use plan.
Detailed objectives and recommendations are contained within each of the subject chapters of
this plan.
Creating the Vision and Goals
The residents, the Steering Committee, City officials and staff participated in the planning
process for the Plan. A series of public participation meetings were conducted to introduce and
solicit information from the residents of Medina. The Steering Committee held work sessions
that focused on integrating the concerns and desires of the community together with
accommodating growth and regional impacts. An online forum provided additional
opportunity for residents to impact the Vision and Community Goals as they were formulated.
In addition to land use and growth planning, the City implemented open space, natural
resources, and infrastructure planning. The goals which guided this process are integrated into
this chapter.
Each element of this plan was developed with assistance from city officials and a diverse group
of community stakeholders producing a truly representative plan. The City made a conscious
decision to emphasize natural resources and open space conservation.
Community Vision
The following statement provides a vision of the community for the future and the resultant
goals and strategies.
Medina is a community united by a common goal: to sustain and enhance the quality
of life of its residents. Medina will protect its significant natural resources and open
space throughout the City, while honoring its rural heritage and fostering safe and well-
Chapter 2 – Vision and Community Goals Page 2 - 2
DRAFT – February 7, 2017
designed neighborhoods, places of recreation and destinations for citizens to gather.
Development within the City will be commensurate with available transportation
systems, municipal services and school capacity.
Community Goals
The following Community Goals are derived from the Vision Statement and inform
objectives and strategies throughout the various aspects of the Comprehensive Plan.
Preserve rural vistas, open spaces, and wetlands in all parts of the community to
promote the rural character of Medina.
Protect and enhance the environment and natural resources throughout the community.
Encourage and incent innovative and environmentally friendly approaches to planning,
engineering and development.
Expand urban services only as necessary to accommodate regionally forecasted
residential growth, desired business opportunities and achievement of other
Community Goals. Such development and growth shall be at a sustainable pace
proportionate with capacity of schools and transportation, water supply and
wastewater infrastructure available to the City.
Spread development so that it is not geographically concentrated during particular
timeframes.
Promote public and private gathering places and civic events that serve the entire
community.
Preserve and expand trails and parks to provide community recreational facilities,
connect neighborhoods, and encourage healthy lifestyles of its residents.
Provide opportunities for a diversity of housing at a range of costs to support residents
at all stages of their lives.
Encourage an attractive, vibrant business community that complements the residential
areas of the City.
Maintain its commitment to public safety through support of the City’s police
department and coordination with its contracted volunteer fire departments.
Manage the City through prudent budgeting processes, retaining a skilled and efficient
staff and long-range planning and financial management.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 1
CChhaapptteerr 55::LLAANNDD UUSSEE &&GGRROOWWTTHH
_______________________________________________________________________________________________
IInnttrroodduuccttiioonn
Medina has significant natural resources, high-quality neighborhoods and areas for commercial
and retail development. The City’s extensive wetlands and limited infrastructure availability,
together with past community planning, have contributed to its rural character. The metropolitan
area is a high growth area. Medina’s rural charm makes it an attractive alternative to the more
intensely populated areas found closer to Minneapolis and St. Paul.
This chapter discusses existing and future land use patterns in the City.
22001166 EExxiissttiinngg LLaanndd UUsseess
TABLE 5-1
EXISTING LAND USES (2016)
Land Use Acres Percent
Agricultural 3,208.3 18.7%
Golf Course 532.5 3.1%
Industrial and Utility 278.6 1.6%
Institutional 194.2 1.1%
Major Highway 83.1 0.5%
Mixed Use Residential 6.8 0.0%
Multifamily 17.5 0.1%
Office 38.9 0.2%
Open Water 1,174.5 6.9%
Park, Recreational, or Preserve 1,836.2 10.7%
Railway 77.0 0.4%
Retail and Other Commercial 186.6 1.1%
Rural Residential 4,447.1 26.0%
Single Family Attached 44.1 0.3%
Single Family Detached 916.1 5.4%
Undeveloped 119.0 0.7%
Wetlands 3,960.0 23.1%
Total 17,120.5 100%
Agricultural Use includes farms and other parcels greater than five acres in size used primarily
for agricultural, pasture and rural purposes. A large percentage of the City is designated as
agricultural.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 2
Residential Use is divided into four designations:
Rural Residential consists of larger tracts of land and homesteads, including hobby farms, on
parcels without City sewer and water service. The Rural Residential land use includes
rural property which is currently vacant and is not planned for urban services.
Single Family Detached includes detached single-family residential properties which are
served with urban services.
Single Family Attached includes attached single-family residential properties such as twin
homes, duplexes, townhomes and rowhomes.
Multifamily includes residential properties such as apartment buildings and condominiums.
Mixed Use Residential Use identifies properties which include residential units upon the same
property as a commercial use. Most of these uses are buildings in the Uptown Hamel area which
include apartments above commercial or office space.
Industrial and Utility Use is primarily in the TH 55 corridor and includes light industrial,
warehouse, and manufacturing facilities. The use also includes utility uses throughout the
community such as electric substations, water treatment facilities and the like.
Retail and Other Commercial Use is primarily in the TH 55 and Highway 55 corridors and in the
Uptown Hamel area.
Park, Recreational or Preserve Use includes parks and public recreational and protected open
space. Baker Park Reserve has a significant impact on planning due to its size and regional
attraction, as well as its effect on the City’s tax base and use.
Golf Course Use includes existing golf courses.
Institutional Use includes City, county, or state owned property, religious institutions, nursing
homes, cemeteries, and other similar uses.
Major Highway and Railway Uses identify land occupied by federal or state highways and
railroad improvements.
Undeveloped Use identifies areas that are currently vacant but have been subdivided in
anticipation of a new development. Much of this land may currently be on the market. Sites
which are actively in development are excluded from this use and designated as their approved
land use.
Wetlands, Lakes and Open Water Wetlands and lakes play an important role in the City because
together they affect 30.2% of the City land and significantly impact the City’s land use patterns.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 3
NNaattuurraall FFeeaattuurreess aanndd AArreeaass
The City contains many ecologically significant natural resource areas that provide value to all
residents by providing natural beauty and wildlife habitat, improving water quality and adding
to land values. These natural areas are described in further detail in the Open Space Report but
merit discussion from a land use and development perspective.
The City has an extensive network of wetlands and lakes that significantly impact the developable
areas in the City. Woodland areas are located throughout the community, including a number of
remnants of the Big Woods along with many other significant stands. The community has made
conscious choices to preserve and protect the natural areas and to improve their quality. Because
35.4% of the land area in Medina is comprised of lakes and wetlands and many of these areas are
under private ownership, it is critical for the City to educate residents about the importance of
maintaining healthy wetlands, woodlands and lakes.
These natural features comprise the City’s green infrastructure system: the City’s natural support
system that promotes healthy sustainability of the community. As the City grows, the natural
areas will be a critical element of every decision-making process. The City undertook an
extensive natural resource and open space planning effort that will be the foundation for land use
decisions. The Open Space Report indicates the ecologically significant areas that require
protection and the areas that will be maintained as a part of the City’s conservation network.
SSoollaarr AAcccceessss PPrrootteeccttiioonn
Medina is committed to encouraging and promoting solar energy as a clean, alternative form of
energy production and reducing carbon-based emissions. Protecting solar access means
protecting solar collectors (or the location of future collectors) from shading by adjacent structures
or vegetation. Existing structures and buildings in the City generally do not present significant
shading problems for solar energy systems. Most single family attached and detached homes are
one or two stories and most multi-family, commercial, and industrial buildings are two stories or
less.
Solar energy systems and equipment are generally a permitted use if attached to structures, and
freestanding solar arrays are permitted with a conditional use permit in most districts. The
zoning ordinance provides standards for the protection and establishment of these solar energy
systems.
While these ordinance standards help protect solar access, it is not possible for every part of a
building or lot to obtain unobstructed solar access. Mature trees, topography, and the location
of structures can limit solar access. However, on most properties the rooftop of the principal
building would be free of shading by adjacent structures. Therefore, the majority of property
owners in the City could utilize solar energy systems, if they so desired, as a supplement or
alternative to conventional fuels.
Chapter 5 - Land Use & Growth
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HHiissttoorriicc PPrreesseerrvvaattiioonn
The City of Medina currently does not have any sites or structures listed on the National
Register of Historic Places. The City of Medina has a strong interest in preserving
representative portions of its history. The City previously worked with the West Hennepin
Pioneer Museum to restore the Wolsfeld Family cabin which was originally built in 1856. It is
thought to be one of the original homes in Medina. The City further commits to providing the
following general guidelines related to historical preservation:
x Partner with organizations that want to preserve historically significant areas, landmarks,
and buildings in Medina;
x Modify zoning regulations as necessary to help preserve areas that may be historically
significant.
FFuuttuurree GGeenneerraall LLaanndd UUssee PPoolliiccyy DDiirreeccttiioonn
As described in the Vision Statement, the City of Medina strives to promote and protect its open
spaces and natural environment. The City has historically been, and intends to continue to be,
primarily a rural community.
The City has planned for a limited amount of future development consistent with regional
forecast and consistent with Community Goals.
Future Land Use Plan Principles
The Future Land Use Plan guides the development of Medina through 2040, and will be used to
implement the City’s goals, strategies and policies. The Plan is guided by the Vision and
Community Goals as furthered by the following principles:
Development Patterns and Neighborhood Form
x Encourage open spaces, parks and trails in all neighborhood developments. The
survey indicated that a high quality of life is found when residents have visual access
to green spaces.
x Create neighborhoods with a variety of housing types that are well connected with
roads, trails or sidewalks.
x Maintain the integrity of rural neighborhoods and promote development patterns
consistent with existing rural residential development.
x Recognize neighborhood characteristics and promote new development compatible in
scale, architectural quality and style with existing neighborhoods.
x Stage residential growth to minimize the amount of adjacent developments which
occur within the same time period.
x Guide density to areas with proximity to existing infrastructure and future
infrastructure availability.
x Concentrate higher density development near service oriented businesses to help
promote walkability.
x Consider planned development in surrounding communities when making land use
decisions in the City.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 5
Road Patterns
x Recognize regional highway capacity and planned improvements, along with use
forecasts, as major factors in planning for growth and land use changes.
x Establish collector streets with good connections through the community’s growth
areas.
x Promote trails and sidewalk access near roads and thoroughfares to encourage multi-
modal transportation choices.
x Consider opportunities to improve north-south travel within the City.
Open Spaces and Natural Resources
x Preserve natural resources throughout the community and provide educational
opportunities to residents to help them understand the value of natural areas.
x Preserve open spaces and natural resources.
x Protect wooded areas and encourage improvement of existing resources and
reforestation. Evaluate existing woodland protections and supplement as necessary.
x Support the guidelines identified in the Open Space Report to preserve the City’s
natural systems.
Business Districts and Commercial Areas
x Focus service businesses and development near urban residential densities and along
primary transportation corridors.
x Provide connections between residents and commercial areas and promote businesses
within mixed-use areas.
x Work to create job opportunities in the community for Medina residents to reduce
traffic and commuting demands.
x Emphasize service and retail uses which serve the needs of the local community and
provide opportunities for the community to gather.
x Support business development with a corporate campus style which provides open
spaces and protects natural resources.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 6
TThhee GGuuiiddee PPllaann
Medina's Future Land Use Plan, Map 5-2, maintains Medina’s rural character and protects the
City's natural resources while accommodating limited growth and development which is
consistent with the City’s Vision, Community Goals and Land Use Principles.
Table 5-2 below demonstrates the expected 2040 land uses in the community.
TABLE 5-2
FUTURE LAND USE PLAN
Future Land Use (2040) Gross
Acreage % Net
Acreage %
Rural Residential 8,734.5 51.1% 6,476.4 37.9%
Agriculture 265.5 1.6% 204.9 1.2%
Future Development Area 396.2 2.3% 366.7 2.1%
Low Density Residential 1,103.7 6.4% 879.2 5.1%
Medium Density Residential 58.3 0.3% 44.9 0.3%
High Density Residential 29.3 0.2% 26.3 0.2%
Mixed Residential 137.0 0.8% 97.1 0.6%
Uptown Hamel 45.0 0.3% 39.0 0.2%
Commercial 247.1 1.4% 196.0 1.1%
Business 716.9 4.2% 503.0 2.9%
Rural Commercial 87.4 0.5% 59.4 0.3%
Institutional 270.0 1.5% 199.0 1.1%
Parks, Recreation, Open Space 3,106.5 18.1% 2,054.0 12.0%
Private Recreation 294.7 1.7% 260.5 1.5%
Closed Sanitary Landfill 192.1 1.1% 124.3 0.7%
Right-of-Way 673.1 3.9% 672.4 3.9%
Total Acres 16,356.5 12,202.6
Lakes and Open Water 763.5 4.5% 763.5 4.5%
Wetlands and Floodplain 4,153.9 24.3%
Total City 17,120.5 17,120.5
The Growth and Development Map (May 5-3) highlights areas within the City in which a change
of land use is contemplated by the Future Land Use plan. The map also highlights wetland areas
within Medina which significantly affect land planning, development, and infrastructure
decisions.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 7
Future Land Use Designations
Rural Residential (RR) identifies areas for low-intensity uses, such as rural residential, hobby
farms, agricultural, horticulture, conservation of ecologically significant natural resources and
passive recreation. Density within the RR land use shall be no more than one lot per 10 acres
and the area is not planned to be served by urban services during the timeframe covered by this
Plan.
Agricultural (AG) identifies areas which are planned for long-term agricultural uses. Density
within the land use can be no more than one lot per 40 acres which will not be served by urban
services. Property within this land use is eligible to be part of the Metropolitan Agricultural
Preserves Program.
Future Development Area (FDA) identifies areas which could potentially be planned for future
urban development in the City that will be provided municipal sewer and water services. This
area will remain rural unless and until designated for urban services in a future Comprehensive
Plan update. The purpose of the FDA designation is to communicate the future planning
intentions to the community. This designation is tentative and depends greatly on future
infrastructure improvements, including to regional highway capacity.
Low Density Residential (LDR) identifies residential land uses developed between 2.0 units
per acre and 3.0.units per acre which are served, or are intended to be served, by urban
services. The primary use in this area is single- and two-family residential development.
Medium Density Residential (MDR) identifies residential land uses developed between 5.0
and 7.0 units per acre that are served, or are intended to be served, by urban services. The
primary uses in this designation will be a mix of housing such as single family residential, twin
homes, town homes, row homes, and small multiple family buildings.
High Density Residential (HDR) identifies residential land uses developed between 12.0 and
15.0 units per acre that are served, or are intended to be served, by urban services. The primary
uses will include town homes, apartment buildings and condominiums which should
incorporate some open space or an active park.
Mixed Residential (MR) identifies residential land uses developed between 3.5 and 4.0 units
per net acre that are served, or are intended to be served, by urban services. The land use
provides flexibility for the type of housing developed, including detached single family, twin
homes, townhomes and multiple family buildings, provided the overall density of a project
falls within the range noted above and provides some higher density housing. Some portion of
each site shall be developed at densities over 8.0 units per net acre. At a minimum, each
development in the land use shall include one higher density housing unit per net acre, which
shall be complemented with open space and recreational activities.
Uptown Hamel (UH) the Uptown Hamel land use allows residential and commercial to be
mixed on adjacent sites and to be mixed within the same building or property. Residential
development in this designation may be between 4.0 and 15.0 units per acre. The mixed-use
business areas will be served by urban services.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 8
Commercial (C) provides areas for highway oriented businesses and retail establishments
including commercial, office and retail uses. These uses are concentrated along the arterial
corridors and are served or will be served by urban services.
Business (B) provides opportunities for corporate campus uses including office, warehouse,
and light industrial. This designation identifies larger tracts of land that are suitable for office
and business park developments and are served or will be served by urban services.
Rural Commercial (RC) identifies commercial land uses which are not served by urban services,
but rather by individual wells and septic systems. The scale of development in this land use shall
be limited in order to protect water resources.
Institutional (INST) identifies existing public, semi-public, and non-profit uses such as
governmental, cemeteries, religious, educational and utilities.
Parks, Recreation, and Open Space (PROS) identifies publicly owned or permanently conserved
land which is used for park, recreational, or open space purposes.
Private Recreation (PREC) identifies areas that are currently used for outdoor recreational uses
which are held under private ownership but are not publicly maintained. Limited numbers of
residential uses may be included or have previously been developed within this land use
designation.
Closed Sanitary Landfill (SL) identifies an existing closed sanitary landfill. The land is owned
by the Minnesota Pollution Control Agency (MPCA) which also has jurisdiction over land use
regulations.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 9
AAvveerraaggee NNeett RReessiiddeennttiiaall DDeennssiittyy
The Metropolitan Council has designated the portion of the City within the Metropolitan Urban
Service Area as Emerging Suburban Edge. Residential development within the Emerging
Surburban Edge designation is required to be planned for new development and redevelopment
at average net density of at least 3-5 units per acre.
The average net density for planned residential development in Medina is 3.15 units per acre as
described in Table 5-3.
TABLE 5-3
NET RESIDENTIAL DENSITY
Future Land Use Planned
Net Acreage
Minimum
Density
Minimum
Number of
Units
Low Density Residential 171.0 2.0 342.0
Medium Density Residential 21.3 5.0 106.5
High Density Residential 13.9 12.0 166.8
Mixed Residential 97.1 3.5 339.9
Total Planned Residential 303.3 955.2
Average Net Residential Density 3.15
Redevelopment is anticipated within the Uptown Hamel area and is likely to include additional
residential units. The intent of the Uptown Hamel land use is to permit flexibility in the amount
of residential and commercial development and is therefore not projected in Table 5-3. However,
residential development within Uptown Hamel is required to exceed 4 units per net acre, which
would further compliance with Metropolitan Council minimum net density requirements.
EEmmppllooyymmeenntt IInntteennssiittyy FFoorreeccaassttss
The Metropolitan Council requires that communities provide a measurement of forecasted
employment. Acceptable measures include floor area ratios, building footprint percentages or
impervious surface percentages. Medina anticipates that new development in the Commercial
and Business land uses will tend to result in 50-65% impervious surface coverage.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 10
LLaanndd UUssee PPoolliicciieess bbyy AArreeaa
The following section provides policies for land use designations and is categorized into
generalized subsections. The policies for each category as provided below directly support the
Community Goals and Land Use Principles.
These designations are generalized land uses and are not specific zoning districts. The City will
update the zoning ordinance and applicable codes to be consistent with the land use plan and
designations identified in this section.
The planning process revealed a strong interest in promoting high quality, sustainable
development in the City. The Planned Unit Development (PUD) process for large scale or master
plan types of development, regardless of whether they are residential, commercial or mixed-uses
will be available and will be supported through zoning.
RRuurraall DDeessiiggnnaattiioonnss
The rural designations include Agricultural, Rural Residential and Future Development Area.
A large percentage of the community falls into these categories. The purpose of these
designations is to provide low-intensity land uses, such as rural residential, farming, hobby
farms, horticulture, conservation of natural and ecologically significant natural resources and
passive recreation. This area will not be provided with water or sewer service during the
timeframe covered by this Plan.
The City's goal is to maintain the rural character of this area. The Metropolitan Council System
Statement shows the majority of this area as Diversified Rural, and the City utilizes the Rural
Residential designation to be consistent with the System Statement.
A significant segment of this area consists of large, rural parcels with single-family homes. The
City recognizes that such low-density, development will continue to be a desired housing
alternative.
The City’s Open Space Report proposes several different implementation techniques for
allowing open space development and planning to maintain rural character and
simultaneously preserve significant natural resources. This result may take the form of
innovative developments that clusters smaller lots on larger parcels with permanently
conserved open space. Such innovative arrangements can help preserve the City’s natural
resources, open space and rural character, while still maintaining an average overall density of
ten acres per unit. Medina’s wetlands, lakes, scattered woodlands and soil conditions prevent
smaller, unsewered lot development, but are ideal for low-density rural housing.
Medina's policy in the permanent rural area is to keep strict soil requirements for septic sites, but
allow flexibility for Open Space design developments and to ensure that the permanent rural area
will remain rural by eliminating the need for future extension of a sanitary sewer service to
replace failing systems.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 11
Objectives:
1. Allow low-density development in the Rural Residential Area including innovative
arrangements of homes that preserve open space and natural resources.
2. Encourage conservation of open space, farms and ecologically significant natural
resources in the rural areas.
3. Enforce stringent standards for the installation and maintenance of permanent, on-site
sewage disposal systems.
4. Allow public facilities and services, such as parks and trail systems, if compatible with
rural service area development.
5. Allow land uses, such as home-based businesses, hobby farms, horse stables, nurseries
and other smaller-scale rural activities, which will not conflict with adjoining residential
development.
6. Regulate noise, illumination, animals, and odors as needed to maintain public health and
safety.
7. Maintain a maximum density of one unit per forty acres for property in the Agricultural
land use.
8. Maintain a maximum density of one unit per ten acres for new development in the Rural
Residential and Future Development Area land use.
9. Consider exceptions to maximum density standards for open space developments that
protect natural features and put land into permanent conservation.
10. Urban services will not be provided to the Agricultural, Rural Residential, or Future
Development Area land uses during this planning cycle.
11. Require preservation of natural slopes, wetlands, woodlands and other significant
natural characteristics.
12. Require that lots contain adequate soil types and conditions as defined in the City's
on-site septic system requirements.
13. Protect property within the Future Development Area designation from subdivision and
development by requiring ghost plats for subdivisions so that future urban expansion is
not compromised.
14. Reduce impervious surfaces where possible by applying low impact design standards
and encourage innovative materials and plans that reduce runoff.
15. Encourage and incentivize landowners to participate in the protection and conservation
of significant natural resources.
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UUrrbbaann SSeerrvviiccee DDeessiiggnnaattiioonnss
The Urban Service Area includes the residential and commercial areas of the City that are
currently or will be served by municipal water and sewer services.
Residential Uses
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant
natural characteristics of the property.
2. Consider exceptions to or modifications of density restrictions for developments that
protect the natural features or exceed other standards of the zoning district.
3. Restrict urban development to properties within the sewer service boundary.
4. Encourage green building practices such as Leadership in Energy and Environmental
Design (LEED) principles in neighborhood planning and residential building and low
impact development design standards.
5. Regulate the rate and location of development in keeping with availability of public
facilities and the City's stated goals, including the undesignated MUSA and growth
strategies.
6. Restrict commercial and business development to areas designated in this Plan.
7. Protect property within the City's MUSA boundary from development prior to the
provision of urban services that will hinder future division.
8. Create flexible zoning standards that would allow for innovative arrangements of homes,
conservation easements, or other creative land use concepts that preserve the City's open
space and natural features.
9. Promote attractive, well-maintained dwellings on functional, clearly marked roads, with
adequate facilities and open space.
10. Emphasize resident and pedestrian safety.
11. Encourage a controlled mix of densities, housing types, age groups, economic levels, lot
sizes, and living styles that are of appropriate scale and consistent with appropriate land
use, market demands, and development standards.
12. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
13. Establish standards for higher density residential development so that such development
is compatible with surrounding uses. Such standards may include enclosed parking,
green space, landscape buffering and height limitations.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 13
14. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
15. Plan interconnections between separate developments to encourage shared road use to
reduce costs and minimize the amount of road surface required.
16. Require planning of trails and walkway systems in the early design stages of all new
development so that residential areas are provided safe access to parks and open space.
17. In urban residential zones with sanitary sewer service permit higher density in PUD’s in
exchange for (1) reduced land coverage by buildings, (2) provision of more multi-family
units; and, (3) sensitive treatment of natural resources.
18. Implement standards for lot sizes and setbacks which recognize the development
characteristics and natural resources of each existing neighborhood.
19. Regulate noise, illumination, and odors as needed to protect residential neighborhoods
and to maintain public health and safety.
Chapter 5 - Land Use & Growth
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UUppttoowwnn HHaammeell
The Uptown Hamel land use allows for a mix of residential and commercial uses to create a
vibrant, walkable, and attractive place; a place to shop, work and live.
Objectives:
1. Allow a mix of residential and commercial uses to co-exist on adjacent parcels as well as
within the same structure or on the same parcel.
2. Consider alternatives for meeting parking requirements including parking in the rear of
buildings, shared parking, on-street, underground, or ramp parking.
3. Use building standards that enhance and maintain the small town heritage and
traditional small-town look including brick facades, traditional street lighting, and
overhangs over the sidewalk, boardwalks, and the like. Establishment of design
guidelines to support this objective.
4. Involve residents, businesses, community groups and other stakeholders in the planning
of these areas.
5. Create master plans for mixed-use areas to ensure integration of uses and responsiveness
to adjacent land uses.
6. Establish design criteria for platting and developing site plans which will be compatible
with surrounding physical features, existing land uses and the preservation of
ecologically significant natural resources.
7. Encourage underground or structured parking through flexibility to standards, including
increased residential density up to 20 units per acre.
8. Emphasize resident and pedestrian safety.
9. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
10. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth
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Commercial Uses
The following objectives refer to commercial land uses which will provide a variety of retail
products and services mixed with smaller offices.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Provide convenient and attractive shopping and services to meet the needs of City
residents.
3. Encourage businesses that benefit the local community by providing employment
opportunities offering convenience goods and services, utilizing high quality design, and
having limited impact on public services.
4. Require commercial activities that serve the broader metropolitan market to have access
to a regional highway or frontage road.
5. Regulate the impact of commercial development along the border between commercially
and residentially guided areas to ensure that commercial property has a minimal impact
on residential areas.
6. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
7. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
8. Establish standards for the commercial area north of TH 55 at Tamarack Drive which
results in a high quality, walkable and appropriately scaled development which
complements nearby residential neighborhoods, emphasizes goods and services for local
residents over highway users and provides gathering opportunities for the community.
9. Require frontage roads that do not directly access arterial roadways and limit access to
arterial and collector roadways.
10. Limit the scale of commercial development where urban services are not available in
order to protect water resources and to integrate such uses with surrounding rural lands.
11. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
12. Emphasize pedestrian safety.
13. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
14. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth
DRAFT – February 7, 2017 Page 5- 16
Business Uses
The following objectives refer to business land uses that are connected to or planned for urban
services. Businesses in this use generally include office complexes, business park development,
warehouse and light industrial opportunities.
Objectives:
1. Require preservation of natural slopes, wetlands, woodlands, and other significant natural
characteristics of the property.
2. Encourage businesses that benefit the local community by providing employment
opportunities utilizing high quality design, and having limited impact on public services.
3. Regulate the impact of development along the border between business and residentially
guided areas to ensure that business uses have a minimal impact on residential areas.
4. Regulate construction to ensure high quality, energy and resource efficient buildings and
to promote such Green Building standards as LEED Certifications or the State of
Minnesota Sustainable Building Guidelines: Buildings, Benchmarks and Beyond (B-3)
standards.
5. Encourage construction that enhances the visual appeal of TH 55 corridor and the rural
vistas and open spaces of the City.
6. Create or update standards that promote a more rural appearance, or create campus style
developments that protect ecologically significant areas and natural features.
7. Require frontage roads that do not directly access arterial roadways and limit access
points to collector and arterial roadways.
8. Use the site plan review process to ensure that commercial and industrial uses are
compatible with neighboring future and existing uses, and with the adjoining public
streets and highways. PUD’s may be used to help accomplish this policy.
9. Emphasize pedestrian safety.
10. Require utilities to be placed underground wherever possible for reasons of aesthetic
enhancement and safety.
11. Regulate noise, illumination, and odors as needed to maintain public health and safety.
Chapter 5 - Land Use & Growth
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Staging Plan
The staging plan is tied to infrastructure plans, including water, wastewater and transportation,
to ensure that growth and development are commensurate with services necessary to support
new residents and businesses in an efficient and cost-effective manner.
The staging plan, Map 5-4, utilizes flexible staging boundaries to direct where and when
development should proceed within the City and is built on the following principles:
x Growth should encompass a balance of land uses to provide residential and business
areas for development throughout the planning period. The staging plan also is
intended to reduce concentration of development within a location during a particular
timeframe.
x The staging plan identifies staged increments of 5-year periods and provides some
flexibility between adjacent staging periods. Development shall be limited to a
maximum of two years prior to the existing staging period, and will be tied to an
incentive based points system.
Table 5-5, located on the following page, describes the net acreage of the various land
uses by Staging Period.
The following table describes the corresponding number of residential units which
could be developed upon property within each Staging Period. Although most of the
property staged for development is available in earlier timeframes, the City anticipates
that actual growth will be more linear as described in the forecasts in Chapter 3.
TABLE 5-4
STAGING PLAN – RESIDENTIAL DEVELOPMENT CAPACITY
Time Period Total Residential
Units
High Density
Residential Units
2018-2020 343 161
2020-2025 94
2025-2030 469 95
2030-2035 0
2035-2040 48
Total 955 256
Chapter 5 - Land Use & GrowthDRAFT – February 7, 2017Page 5- 18TABLE 5-5STAGING PLAN - NET ACREAGEFuture Land Use Existing 2017 Change 2017-2020 2020 Change 2020-2025 2025 Change 2025-2030 2030 Change 2030-2035 2035 Change 2035-2040 2040 Rural Residential 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 0.0 6,481.0 Agriculture 204.9 0.0 204.9 0.0 204.9 0.0 204.9 0.0 204.9 0.0 204.9 Future Develop. Area 980.1 -327.8 652.3 -99.5 552.8 -162.2 390.6 0.0 390.6 -23.9 366.7 Low Density Residential 708.2 34.7 742.9 47.3 790.2 65.1 855.3 0.0 855.3 23.9 879.2 Medium Density Res. 23.6 21.3 44.9 0.0 44.9 0.0 44.9 0.0 44.9 0.0 44.9 High Density Residential 12.4 13.9 26.3 0.0 26.3 0.0 26.3 0.0 26.3 0.0 26.3 Mixed Residential 0.0 0.0 0.0 0.0 0.0 97.1 97.1 0.0 97.1 0.0 97.1 Uptown Hamel 39.0 0.0 39.0 0.0 39.0 0.0 39.0 0.0 39.0 0.0 39.0 Commercial 142.9 53.1 196.0 0.0 196.0 0.0 196.0 0.0 196.0 0.0 196.0 Business 246.0 204.8 450.8 52.2 503.0 0.0 503.0 0.0 503.0 0.0 503.0 Rural Commercial 59.4 0.0 59.4 0.0 59.4 0.0 59.4 0.0 59.4 0.0 59.4 Institutional 194.4 0.0 194.4 0.0 194.4 0.0 194.4 0.0 194.4 0.0 194.4 Parks, Rec, Open Space 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 0.0 2,054.0 Private Recreation 260.5 0.0 260.5 0.0 260.5 0.0 260.5 0.0 260.5 0.0 260.5 Closed Sanitary Landfill 124.3 0.0 124.3 0.0 124.3 0.0 124.3 0.0 124.3 0.0 124.3 Right-of-Way 672.4 0.0 672.4 0.0 672.4 0.0 672.4 0.0 672.4 0.0 672.4
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R LCHIPPEWA RDHUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RDEVERGREEN RDBROCKTON LN NCHIPPEWA RDWILLOW DRWILLOW DRHUNTER DR")55KatrinaIndependenceMooneyPeterUnnamedSpurzemHoly NameHalf MoonWolsfeldMedinaUnnamedUnnamedWinterhalterThiesSchoolArdmoreUnnamedUnnamedUnnamedUnnamedLost HorseUnnamedAcademy MarshMap 5-3Development and Growth PlanDRAFT 12/8/201600.510.25MilesMap Date: January 20, 2016LegendFuture Land UseRural ResidentialAgriculturalFuture Development AreaLow Density ResidentialMedium Density ResidentialHigh Density ResidentialMixed ResidentialUptown HamelCommercialBusinessRural CommercialInstitutionalPrivate RecreationalPark, Recreational, and Open SpaceClosed Sanitary LandfillWetland LocationsWetland Locations
HIGHWAY 55")55")24")19")101")116")11")24")19£¤12HAMEL RDMEDINA RDPIONEER TRLTAMARACK DRWILLOW DRHACKAMORE RDARROWHEAD DRHOM
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CHIPPEWA RDHUNTER DRPARKVIEW DRBROCKTON LN NMEANDER RDEVERGREEN RDBROCKTON LN NCHIPPEWA RDWILLOW DRWILLOW DRHUNTER DR")55KatrinaIndependenceMooneyPeterUnnamedSpurzemHoly NameHalf MoonWolsfeldMedinaUnnamedUnnamedWinterhalterThiesSchoolArdmoreUnnamedUnnamedUnnamedUnnamedLost HorseUnnamedAcademy MarshMap 5-4Staging and GrowthDRAFT 11/15/201600.510.25MilesMap Date: January 20, 2017The Staging and Growth Plan allows potential flexibility for urban services up to two years prior tothe indicated staging period. Such flexiblity will be considered through a evaluation system based onthe extent to which a proposal exceeds general City standards.The Future Development Area identifies areas whichmay potentially be planned for urban services in thefuture beyond the term of this plan (post-2040).The Long-term Sewer Service Area is a long-termplanning designation of the Metropolitan Council. Itidentifies areas which may be considered for potentialsanitary sewer service in the future beyond the termof this Plan.Urban Services Phasing Plan20182020202520302035Future Development Area (post 2040)Long-term Sewer Service AreaExisting Service Area (2017)
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MARK SMITH PROJECTS
MEDINA, MINNESOTA
OVERALL
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2120 OTTER LAKE DRIVE
SAINT PAUL, MINNESOTA 55110
TEL (612)490-0558
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PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LANDFORMcCONTACT ENGINEER FOR ANY PRIOR HISTORY
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PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LANDFORMcCONTACT ENGINEER FOR ANY PRIOR HISTORY
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
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2120 OTTER LAKE DRIVE
SAINT PAUL, MINNESOTA 55110
TEL (612)490-0558
/SHEET NO.
PROJECT NO.
FILE NAME
BY DATE
DATE ISSUE / REVISION REVIEW
LANDFORMcCONTACT ENGINEER FOR ANY PRIOR HISTORY
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READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
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MEH17004
420XXC4MEH004 - Utility.dwg
UTILITY PLAN
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1
CITY OF MEDINA 1
PLANNING COMMISSION 2
DRAFT Meeting Minutes 3
Tuesday September 12, 2017 4
5
1. Call to Order: Chairperson White called the meeting to order at 7:00 p.m. 6
7
Present: Planning Commissioners Aaron Amic, Dino DesLauriers, Kim Murrin, Kerby 8
Nester, Robin Reid, and Janet White. 9
10
Absent: Planning Commissioner Todd Albers. 11
12
Also Present: City Planner Dusty Finke. 13
14
2. Public Comments on Items not on the Agenda 15
16
No comments made. 17
18
3. Update from City Council Proceedings 19
20
Anderson reported that the Council met the previous week to consider the request from 21
McDonald’s for the variance for their trash receptacle. He reported that the Council 22
supported the recommendation of the Commission and approved the variance. He stated that 23
Medina Celebration Day will take place this coming Saturday at 4:30 p.m. at Hamel Legion 24
Park. 25
26
4. Planning Department Report 27
28
Finke provided an update. 29
30
5. Mark of Excellence Homes – 1952 Chippewa Road – PUD Concept Plan for 31
94 Lot Twinhome Subdivision on 79.82 Acres 32
33
Finke stated that this is a PUD Concept Plan review for a 94 lot twinhome subdivision. He 34
stated that the total site is approximately 80 acres, but noted that approximately 30 net acres 35
is wetland. He stated that this property is under the current staging plan for the current 36
Comprehensive Plan, but noted that the property staging is proposed to be delayed to the 37
2025 staging period under the draft Comprehensive Plan that is out for review. He explained 38
that the R-1 zoning district was created to implement low density residential, detached 39
townhomes, but noted that twinhomes could fit within the density range. He stated that the 40
R-1 district does not, however, allow for twinhomes under the existing Comprehensive Plan, 41
which is why the PUD would be requested. He stated that the draft Comprehensive Plan does 42
identify twinhomes as an allowed use in the R-1 district. He reviewed the adjacent property 43
uses. He presented the Concept Plan proposed by the applicant, noting the twinhomes and 44
large amount of wetland. He stated that the purpose of a PUD is to allow flexibility to the 45
zoning code in return for meeting purposes outlined by the PUD Ordinance. He stated that 46
there is an emphasis on protection of natural resources, wetland, and open space within those 47
purposes. He stated that the draft Comprehensive Plan is expected to be adopted in early 48
2018 and therefore the formal public hearing has been held on that update. He stated that 49
staff believes that it would be appropriate to review requests under both forms of the 50
Comprehensive Plan (existing and draft versions), noting that the primary difference would 51
2
be the change in staging from the current period to 2025. He noted that a wetland delineation 52
has not yet been completed, but estimated a density range at three units per acre and 53
recommended that the density range remain between two to three units per acre. He stated 54
that the table in the staff report summarizes what is allowed in the R-1 district and compares 55
that to what is proposed in this Concept Plan. He noted that it would not be an apple to 56
apples comparison as the R-1 district currently only allows detached townhomes and 57
therefore items such as setbacks would be different with twinhomes. He stated that there is a 58
single access from Mohawk Drive and a secondary emergency access. He noted that another 59
future access could be shown from Chippewa Road. He stated that staff recommends that if 60
the project moves forward, that the northern portion of the site provides additional buffering, 61
including a mix of housing styles, as the land use to the north is going to be rural residential. 62
He stated that a large portion of the site is wetland and therefore the delineation is important. 63
He stated that the large wetland to the east is mapped by the DNR and therefore requires a 64
large buffer of 50 feet on average, noting the different buffer requirements for two additional 65
wetlands, and noting that adjustments to the plan may be necessary to provide the necessary 66
buffers. He noted that the floodplain would also need to be established for review. He stated 67
that most of the site is tilled farmland and therefore there would not be a lot of tree removal 68
proposed. He highlighted the proposed transportation information provided, noting that this 69
is very similar to the request the Commission considered the previous month. He stated that 70
the City has identified a watermain connection to provide better looping of the City’s water 71
supply, which has been a primary importance identified this summer. He noted that the 72
connection would occur through this site. He stated that the applicant proposes to provide the 73
connection as a piece of the improvements they would construct as part of this project. He 74
highlighted the trails and parks aspects of the review, noting that if this is meant for empty 75
nesters, perhaps this would not be a good location for a park, whereas if this is meant for 76
families perhaps a closer park would be desired. He stated that some trail connections would 77
be proposed. He stated that the intent of this review is for the applicant to receive input from 78
the City to determine changes that would be necessary and whether they should continue to 79
move forward down the PUD path. 80
81
Reid asked where the Lunski development is located in relation to this parcel. 82
83
Finke highlighted the location. 84
85
Mark Smith, owner of Mark of Excellence Homes, stated that they have built over 800 86
twinhomes in ten different communities over the past 28 years. He stated that people are 87
buying this empty nester product at a younger and younger age. He stated that these are low 88
impact buyers with kids that have left the home and are looking for homes with less 89
maintenance that can allow them to live the lives they want. He stated that most buyers like 90
to travel and may have multiple homes and therefore the lawncare and snow removal is 91
completed by the association. He stated that this would be a low impact use of the buyers, as 92
the association controls the lawncare and there are not playgrounds and trampolines in the 93
yards. He stated that they are only developing 30 to 35 acres of the site, while the balance of 94
the property would remain natural and wetland. He stated that this is an increasing market 95
that will continue to grow for the next ten years with the baby boom generation continuing to 96
age. He stated that this would be a great transition next to Wealshire. He stated that most of 97
their buyers are coming out of larger single-family homes that are then available on the 98
market for growing families and takes pressure off the construction of new larger homes. He 99
stated that they would plan to create the watermain connection which would create the 100
necessary loop in the system and they would also plan to contribute to the extension of 101
Chippewa Road. 102
103
Murrin asked why the applicant selected this property. 104
3
Mr. Smith noted that they are picky in the sites they choose and do not want just rows of 105
homes. He stated that they prefer homes on one side of the street which creates a better view 106
for the buyers. He stated that this would also fill a demand in the Medina market. 107
108
DesLauriers asked if the market value of $450,000 to $600,000 would be for each unit or the 109
twinhome as a whole. 110
111
Mr. Smith replied that the value would be for each unit of the twinhome. 112
113
White stated that the Commission would need to consider a higher standard of building and 114
site design and noted that she did not notice anything about the buildings in the packet. 115
116
Mr. Smith apologized for not including that information in the packet. He stated that they 117
began this product in 1990 and the overall concept has remained the same with vaulted 118
ceilings and open kitchen and living rooms with a four-season porch. He stated that the 119
master bedroom and laundry are on the first level with possibly a second bedroom on another 120
level. He stated that the homes are very elegant. He stated that the exterior of the homes 121
would look very similar and would have a lot of landscaping. He stated that the backyards 122
would have a beautiful view of the wetlands. He stated that a taller garage door is installed to 123
make the appearance better with a focus on main floor living. 124
125
White referenced the comment made by Finke regarding density transitioning and asked Mr. 126
Smith if he would be open to less density in that area with additional landscaping. 127
128
Mr. Smith stated that perhaps the road could be moved further north and remove the homes 129
buffering the north property; and instead simply have the road and trees and increase the size 130
of the holding pond in that area. He confirmed that they would control the stormwater to 131
reuse for irrigation. He stated that while they do not call themselves a 55 and older 132
community, the design and cost of the home lends itself to that type of living, as the low 133
number of bedrooms exclude larger families. He provided additional details on the exterior 134
materials proposed for the homes which would include vinyl siding and cedar shakes. 135
136
White opened the public hearing at 7:29 p.m. 137
138
Donald Atkinson, 2000 Pawnee Road, stated that there has been talk that Chippewa is a road 139
and that is not true. He stated that Chippewa needs to be updated to a road before this is 140
considered. He stated that driveways along Mohawk are pretty sacred and therefore the 141
driveways should be added to Chippewa rather than Mohawk. 142
143
Bret Palmer, 4673 Bluebell Trail North, stated that he shared the concern with the Chippewa 144
Road extension. He asked if the Chippewa Road extension is being considered as a 145
community, or whether the applicant is suggesting that. 146
147
White explained that the Council has decided that Chippewa Road needs to be extended, but 148
the method for creating that extension has not yet been decided. 149
150
Mr. Palmer asked if they have considered the impact that this would have on traffic, as you 151
cannot go east on Highway 55. 152
153
Finke stated that the purpose of the Chippewa extension is to provide that eastbound route. 154
155
Mr. Palmer stated that you are then putting that impact on a minimum maintenance road that 156
is already under a lot of pressure. He expressed concern with the infrastructure that is needed 157
4
to support these developments and believed that this would be creating a similar problem to 158
what exists on CR 116. He stated that this would then put a lot of pressure onto Arrowhead. 159
160
Finke provided additional details on transportation planning. 161
162
Jeff Pederson stated that he owns the property due north of this project. He appreciated the 163
comments regarding density transitioning to protect his rural residential designation. He 164
stated that he has concern that there would not be water that drains off this property onto his 165
property. He asked that adequate screening occur. He noted that he does not object to this 166
project and believes that the Chippewa connection would be an important element if this 167
project moves forward. He stated that Chippewa was a road when he was younger, but the 168
City quit maintaining the road a number of years ago. He referenced the staging, and noted 169
that this property existed as low density when the Wealshire property was constructed. He 170
stated that the current Comprehensive Plan designates this property to be developed now. 171
172
Kate Nory, 4412 Bluebell Trail South, stated that her main concern is the timeline. She 173
believed that the City Plan mentions 2025 for development and therefore was concerned that 174
this is being talked about now. She stated that the density also seems to vary from the plan. 175
She stated that they moved to Medina about one year ago and 94 homes that look the same 176
does not seem to fit with the unique character of Medina. 177
178
White closed the public hearing at 7:40 p.m. 179
180
White noted that no action will occur tonight, as this is simply an opportunity for the 181
Commission to provide input to the applicant. 182
183
Reid stated that she does not have a problem with the twinhome product, but would like to 184
see more variety in the price point. She stated that there are infrastructure advantages. She 185
stated that the Chippewa extension will be expensive and will most likely take more than one 186
developer to get it done. She stated that opportunity will still exist in 2025. She stated that 187
because they are already in the review process for the draft Comprehensive Plan and the City 188
has already denied other applications for that reason, she did not see that this would move 189
forward under the existing Comprehensive Plan. She did not believe that this application 190
would meet the criteria of the PUD and would have to have stronger elements in order to 191
qualify. She stated that while she understands the desire for uniformity, she would like to see 192
some variety in the aesthetics of the homes. She stated that this property staging was moved 193
to 2025 under the draft Comprehensive Plan because of the infrastructure needed. She stated 194
that while she does not object to the development, she did not see it qualifying under the 195
existing Comprehensive Plan. 196
197
Murrin agreed with the comments of Reid. She stated that this is a quick transition of densely 198
populated homes against the rural residential homes to the north and the single-family homes 199
on the other side of the property. 200
201
Amic agreed with the comments thus far and agreed that he would like to see more variance 202
in the aesthetics of the homes. 203
204
Murrin referenced the option for the jump ahead and stated that there should be a focus on the 205
greenspace. She stated that she would hate to see this override the years of planning that was 206
put into this process and while she would welcome this application in the future under the 207
appropriate staging, she would not support this application at this time. She stated that she 208
would also like to see less density to fall within the required density for the R-1 district. She 209
stated that the connectivity to Highway 55 should also be addressed in the future. 210
5
DesLauriers agreed that the criteria for a PUD should be stronger. He noted that nine areas 211
were identified under the R-1 zoning and only a few of those were met, therefore that should 212
also be strengthened. He stated that if the developer is willing to pay for half the cost of the 213
Chippewa Road extension and for the looping of the watermain; that could benefit the City. 214
He asked for more information on the share the developer would foot. 215
216
Finke stated that staff has looked at the cost conceptually and the watermain connection 217
would move forward prior to the 2025 staging period and would have a cost of $250,000 to 218
$300,000. He stated that without any improvements in this area the project would be twice 219
that cost. He stated that there have only been rough preliminary cost estimates for the 220
Chippewa Road extension, noting that land acquisition and the wetland are key elements. He 221
noted that if this moved forward, the land acquisition would be provided free of cost. He 222
stated that the street cost is roughly estimated at $1,200,000 or $1,300,000. He stated that 223
most of the cost would be assessed to the landowners and it would be difficult to do that in a 224
piecemeal way. 225
226
DesLauriers stated there would then be a significant benefit for the City in terms of the 227
watermain loop and Chippewa Road extension with the contributions that this developer is 228
willing to contribute. He asked if private roads are typically allowed in the City. 229
230
Finke stated that in terms of an urban neighborhood with City sewer and water there are not 231
any private road communities. 232
233
DesLauriers asked if there would ever be a public park if there is a private road maintained by 234
the association. 235
236
Finke stated that the City would probably look for an access so that people would not have to 237
drive on private roads if there were a public park. He noted that you would not want to put a 238
public park on private roads. 239
240
White asked the type of challenges that would occur if the City needs to maintain City water 241
under private roads. 242
243
Finke stated that the City would have all easement rights and the ability to do so. He stated 244
that the City does a great job of putting things back together, should there be a watermain 245
problem. He confirmed that a private road would be built to the same standards as a public 246
road. 247
248
White noted that a lot of her comments have already been addressed and thanked the 249
members of the public that also provided input. She hoped that the developer received the 250
input he desired. 251
252
Finke noted that the Park Commission will consider this request on September 20th and the 253
City Council is tentatively scheduled to review this on October 3rd. 254
255
6. (Continued Hearing) Ordinance Amendment – Chapter 9 Related to Land Use 256
Regulations Pertaining to the Sanitary Landfill and Closed Landfill-Restricted Zoning 257
District 258
259
Finke stated that this began at the meeting the previous month regarding the proposed land 260
use and adding the landfill to the new land use. He stated that the overlay district is no longer 261
included, consistent with the comments from the Planning Commission and members of the 262
public. He stated that staff found other ways to comply with the State regulations without 263
6
putting further restriction on the properties surrounding the landfill. He stated that there are 264
certain requirements of the State for the closed landfills and which apply to the cities in 265
which they lie. He reviewed the notification that is required to be provided by the City when 266
a permit for development is submitted with the methane gas area of concern and the 267
groundwater area of control. He stated that City staff proposed to delete the existing 268
designation Sanitary Landfill and then established a Closed Landfill-Restricted land use. He 269
identified the location of the site and groundwater and methane gas areas of concern as 270
identified by the MPCA. He stated that the Closed Landfill-Restricted land use description is 271
short, as it only applies to this property and the only allowed use would be solar, noting that 272
those areas are identified in yellow. He stated that there was concern raised over the setbacks 273
suggested by the MPCA and as a result those setbacks have been removed. He stated that, as 274
directed, staff completed the actions that would be necessary to meet the requirements 275
without going beyond. 276
277
Murrin referenced the suggested setback from the MPCA and asked if the City would be at 278
risk in the future if those properties are sold and something comes up in the areas of concern. 279
280
Finke replied that staff is providing the necessary notification. He stated that the ordinance 281
references the areas of concern for methane gas and groundwater and requires notification, 282
but does not exclude activities. 283
284
Murrin asked if there is any liability if the property is sold and the next property owner is not 285
aware of the area of concern. 286
287
Finke replied that he would not be able to speak to that, but noted that the recommendation of 288
the MPCA, that the City chose not to follow, would come up in discussion. 289
290
White reopened the public hearing at 8:01 p.m. 291
292
Mr. Chamberlain, spoke as legal representation for Mr. Leuer and stated that when he was 293
present last month, the unanimous concern was what was being done to property owners and 294
land values that would be impacted. He discussed the practicality of meeting the minimum 295
requirements while not impacting property values. He stated that the MPCA has limited the 296
concern to the Woodlake site and have succeeded in not having pollution spread to the 297
outside properties. He stated that the monitoring wells have also shown that the 298
contamination is not being spread to the groundwater outside this property. He stated that his 299
client has a lot of land and if a stigma is put on that property without reason for doing that, it 300
would impact the property value. He stated that the representative from the MPCA did not 301
have a strong feeling towards what would be impacted in the area of concern. He noted that 302
Medina can say the area of concern is on the landfill property itself and will limit the land use 303
itself rather than spilling onto the adjacent properties without good reasoning. He stated that 304
the areas of concern would impact property value of the property owners and would also 305
impact the City’s tax capacity. He asked why a groundwater area of concern should spill 306
onto his client’s property. He recognized the changes the City Planner has made to the 307
ordinance, but stated that if the area of concern is still identified on the property of residents, 308
that still has an impact. He stated that the statement regarding the area of concern will impact 309
property values for adjacent residents. He believed that the area of concern should be limited 310
to the landfill itself and not adjacent properties. He asked that the City limit the areas of 311
concern to the Woodlake landfill itself and not go beyond that, noting that would be 312
consistent with the requirements of the State without impacting property values. 313
314
Murrin asked if Mr. Chamberlain’s client owned his property while the landfill was in use. 315
316
7
Mr. Chamberlain stated that the landfill was last used in 1993 and his client purchased his 317
property after the landfill was closed. 318
319
Leonard Leuer, 3625 Chippewa Road, stated that his family has owned the property 320
immediately north of the landfill prior to the landfill being a landfill. He stated that he will 321
identify additional actions the Commission should consider. He stated that the proposed 322
zoning amendment has abandoned the landfill overlay concept, which would have been an 323
undesirable identification for 15 parcels of land, 13 of which are privately owned. He stated 324
that the proposed amendment has not removed the area of concern designation which 325
encompasses an area 2.7 times bigger than the landfill and encroaches on privately owned 326
land. He provided historical information on an unnamed creek which exists between the 327
original landfill property and the expansion that occurred. He noted that when the private 328
wells were tested there were no issues of contamination identified. He provided additional 329
background information on continued monitoring that occurred by the MPCA. He identified 330
the private wells which are close to the area of concern for groundwater. He stated that there 331
have been three government agencies which collected fees from the landfill, noting that the 332
private landowners in the area of concern have not collected fees from the landfill. He stated 333
that the Commission should recommend that the first ring of the off-premise wells be 334
monitored and compared to previous well samples with an eye towards trends and that the 335
private land in the area of concern should be purchased by one of the governmental agencies 336
that collected fees from the landfill rather than putting that devaluation on the private 337
property owners. 338
339
Kevin O’Connor, 3712 Hamel Road, stated that he is confused with the area of concern 340
which is based on arbitrary numbers from the MPCA. He stated that as he has measured and 341
is 288 feet from the Closed Landfill designation. He stated that 4,901 square feet of his 342
property is in the area of concern. He stated that the MPCA makes no representation to the 343
reliability and accuracy in their report. He stated that the MPCA will not stand behind their 344
data, but then wants this designation. He stated that his well is at the opposite end of the little 345
corner that was arbitrarily included in the area of concern and therefore he wants his property 346
removed. 347
348
White closed the public hearing at 8:17 p.m. 349
350
White asked and received confirmation that there are two separate actions before the 351
Commission tonight, the first creating the zoning district and the second to add the Woodlake 352
property to the land use designation. 353
354
Murrin asked if it would be unprecedented for the City to modify an MPCA suggested area of 355
concern. 356
357
Finke stated that there is no authorization for the City to modify that area of concern, as he 358
has reviewed and the City Attorney has determined. He noted that it is not unprecedented for 359
the MPCA to change the boundaries of the areas of concern. 360
361
Murrin asked if the City could ask for additional information on how the areas of concern 362
were developed. She stated that she wants to abide by what the MPCA is telling the City, but 363
would also like more information on why that is being recommended. 364
365
Finke confirmed that more information can be asked for. 366
367
Murrin stated that she would also like to know how other cities are handling this, whether 368
they are rubberstamping what is being said or pushing back. 369
8
Finke stated that regardless of whether the City adopts this, he still has to notify people of this 370
under State law. He noted that this would formalize the process for staff to follow the State 371
law. He stated that staff is obligated to notify a property owner upon any permits or 372
subdivisions. 373
374
Murrin stated that she would like more information on why the MPCA is advising of this, so 375
that it makes sense for the City and landowners. She asked if the areas of concern impact 376
property value. She asked if there is history or data that shows that changing the zoning has 377
an impact on property values. 378
379
Finke stated that he would argue that the existence of the landfill and areas of concern would 380
impact the property values rather than the City adopting this ordinance itself. 381
382
Murrin stated that it is kind of like stating the obvious because people see the landfill location 383
and can determine that there could be concern, but monitoring could prove that there is no 384
concern on certain properties. 385
386
White stated that there was a consensus at the last meeting that the setbacks would not be 387
adopted as recommended by the MPCA, as that could limit the property owners beyond what 388
is necessary. 389
390
Murrin stated that perhaps the City could push back and ask if the area of concern has to be 391
so large. 392
393
Finke stated that could be done, but asked if there is any reason to change the zoning 394
designation from a landfill that can be operated to one that cannot be. He stated that the areas 395
of concern are outside of this ordinance and can be changed outside of the ordinance. 396
397
Reid stated that this seems like a solution in search of a problem. She stated that the City 398
should do the least it can do. 399
400
Finke stated that if a property transaction is pending, he has an obligation by State law to give 401
this information, but the ordinance does not tell him to do that. He confirmed that the 402
ordinance follows the minimum that is required under State law. He stated that the only 403
question seems to be the definition of the effected property. He reviewed the definition given 404
by the MPCA which is related to the facility and the notification that is required. He stated 405
that it is being suggested that the affected property is only the landfill, but the City Attorney 406
has stated that is not the case. He stated that he can provide more information, but that will 407
be highly technical. He stated that the City can ask for all that information and hold up action 408
on the ordinance, but until the MPCA changes something, the areas of concern are in their 409
report and the Statute specifies what must be done. 410
411
Murrin asked if there is support to ask the MPCA to shrink the area of concern. She stated 412
that she would want to know why that area would be a problem before this is signed into 413
ordinance. 414
415
Finke confirmed that the land has already been designated. 416
417
White asked if that information can be asked for outside of this and if this action can continue 418
to move forward. She believed that the actions should occur today and staff can always 419
gather the additional information. 420
421
9
Murrin stated that she would prefer to wait to determine if the area of concern should be 422
shrunk, and if that occurs perhaps the setbacks would be necessary. She did not believe that 423
the City has enough information to make the best decision. 424
425
Finke stated that everyone else is skeptical that the setbacks would be necessary and Murrin 426
appears to be saying the opposite. He noted that there is no deadline for the City to take 427
action on the ordinance. 428
429
Reid stated that she did not think the current property values would be impacted but perhaps 430
it could impact property values for future subdivision opportunities. 431
432
Finke stated that there is a setback for wells from this property outside of the groundwater 433
area of concern separate of this ordinance. 434
435
Motion by Murrin, seconded by Amic, to continue the hearing contingent on receiving 436
additional information from the MPCA with an attempt to shrink the area of concern. Motion 437
carries with a vote of 5-1 (Nestor opposed). (Absent: Albers) 438
439
Finke stated that he will intend to bring the item forward to the next meeting contingent on 440
the ability to receive the information back from the MPCA in that timeframe. 441
442
7. (Continued Hearing) 4000 Hamel Road – Rezoning of Woodlake Landfill from Sanitary 443
Landfill to Closed Landfill-Restricted Zoning District 444
445
No action. 446
447
8. JEGM Revocable Trust – Zoning Text Amendment Chapter 8 Related to Solar 448
Equipment, Including Maximum Permitted Footprint Size 449
450
Finke presented a request for a text amendment to the zoning code related to solar equipment 451
for the rural residential and residential agricultural zoning districts to increase the footprint of 452
ground mounted solar equipment. He stated that ground mounted solar equipment is allowed 453
and was actually expanded earlier this year through a similar request. He stated that building 454
mounted solar equipment is allowed within every district in the City as a permitted use. He 455
stated that there is one ground mounted solar equipment installation currently, over 20,000 456
square feet in size owned by the Wright-Hennepin energy company. He noted that a permit 457
was recently received from the property owner which brought forward the request earlier this 458
year. He reviewed the current requirements for ground mounted solar equipment. He stated 459
that the applicant is requesting to increase the footprint from 2,500 to 4,000 square feet. He 460
explained how the 2,500 square feet calculation was created and provided additional 461
background information. He stated that staff does not oppose the request and does see the 462
solar panels in a similar way to an accessory building, which would require a CUP. 463
464
Reid asked if the CUP could be approved without approving the zoning ordinance. 465
466
Finke explained that the CUP would then be inconsistent with the zoning code. He noted that 467
the CUP can only go up to the limit set by the zoning code. 468
469
Murrin asked and confirmed that one acre is approximately $43,500 square feet. She asked 470
the size of the Wright-Hennepin property. 471
472
Finke stated that the property is five acres. 473
474
10
Murrin asked the size of the property that was approved previously. 475
476
Finke explained that the Commission previously approved up to 1,500 square feet as a 477
permitted use and because the previous resident was under that limit it was allowed as a 478
permitted use. He stated that subject property was 80 acres in size. 479
480
Murrin stated that if the amendment is not approved it states that the applicant would use a 481
mixture of ground and solar equipment to meet their desires. She asked why the applicant 482
prefers ground mounted equipment. 483
484
The applicant replied that he would like to avoid putting holes in his roof tiles and noted that 485
the roof mounted equipment would be move visible from the road than the ground mounted 486
equipment. He stated that this proposed size would still not cover 100 percent of the energy 487
his home would use and therefore he is attempting to do as much as possible to cover the use 488
his home would require. 489
490
Murrin stated that she has calculated the percentage of space the ground mounted equipment 491
would take up of his property, which would be about half a percentage of the subject 492
property. 493
494
Nestor stated that the ratio would be .55 percent, which is less than the previous application 495
the Commission considered. 496
497
Finke stated that there is a lot coverage percentage in different zoning districts, noting that a 498
percentage of lot coverage could be specified for this zoning district as well. He stated that 499
up to 20 percent is allowed in business and industrial districts. 500
501
Reid stated that this is so dependent on the property size and layout. She stated that she 502
would prefer to continue to review requests over 1,500 square feet as a CUP. 503
504
White opened the public hearing at 8:48 p.m. 505
506
A resident asked if there is a distinction between private use and for sale use. 507
508
Finke replied that could be difficult because there is usually buyback from the energy 509
company even for residential use, but noted that the specification of a contract could be used. 510
511
White closed the public hearing at 8:49 p.m. 512
513
DesLauriers stated that this is what Medina wants, self-sustaining energy that is hidden from 514
the roadway. He believed that the Commission should find a way to make it happen. 515
516
White asked what would happen with the next request if this is changed. She stated that she 517
did not think that the Commission is helping itself to just change the ordinance. She felt that 518
the Commission had good justification for what was developed at the last amendment. She 519
stated that perhaps a different justification should be stated. 520
521
Reid stated that would be her concern; that someone else could come in with this size but less 522
property. She suggested creating a ratio, which would solve that problem. 523
524
Murrin stated that she believes that this should be revisited as the City continues to learn 525
about solar. She stated that as the Commission builds experience they need to keep 526
reevaluating and considering the requests. She felt that putting this amount of solar on this 527
11
amount of land would be okay. She suggested keeping up the 1,500 square feet for ten acres, 528
1,500 to 2,500 on ten to 15 acres, and if you have more than 16 acres you could request a 529
CUP for up to 4,000 square feet of ground mounted equipment. She stated that she is not a 530
fan of the percentage as that is difficult to calculate and the Commission would need to 531
review the proposed location of the equipment. 532
533
Reid stated that she likes setting a percentage as it is self-adjusting rather than creating 534
arbitrary levels. She noted that the CUP review would still be considered for requests over 535
1,500 square feet. She stated that staff can do the math. 536
537
Amic asked and received confirmation that the ground mounted equipment would still max 538
out at 4,000 square feet. 539
540
White stated that this is an accessory structure and asked if existing accessory structures 541
would be included in the calculation as well. 542
543
Murrin stated that she did not see any mention of accessory structures in the staff report. 544
545
Finke reviewed the limitations for accessory structures, noting that you are limited to two 546
accessory structures under a total of 5,000 square feet, but noted that additional square 547
footage is allowed through a CUP. He stated that a tie could be made treating ground 548
mounted solar equipment as an accessory structure. 549
550
Murrin asked what the percentage rate would be. 551
552
Nestor suggested using .7 as a percentage not to exceed 5,000 square feet. 553
554
Finke stated that there are not as many 80 acres tracts of land in the City and therefore as you 555
increase in property size, the number of properties decrease. 556
557
White stated that she has concerns because this size property wants 4,000 square feet of solar 558
panels which will almost meet their needs. She stated that there could be a property the same 559
size with less energy needs and asked if the same size would be allowed. 560
561
Amic stated that he is comfortable with that as it reduces the use of coal energy. 562
563
DesLauriers agreed that it is a goal of the City to reduce dependence on fossil fuels. 564
565
A resident stated that the cost would be prohibitive to generate more power than you need 566
because of the cost of the equipment. 567
568
The Commission discussed the percentage that should be used to limit the ground mounted 569
solar equipment. 570
571
Murrin suggested using one percent with a cap of 4,000 square feet and confirmed the 572
consensus of the Commission. 573
574
Motion by Murrin, seconded by Reid, to recommend approval of the zoning text 575
amendment to Chapter 8 related to solar equipment, to allow one percent of the property for 576
ground mounted solar equipment with a maximum of 4,000 square feet in the rural residential 577
zoning district, opening the ability for properties five acres in size. Motion carries with a 578
vote of 5-1 (White opposed). (Absent: Albers) 579
580
12
9. JEGM Revocable Trust – 2705 Willow Drive – Conditional Use Permit Amendment for 581
Construction of a Ground Mounted Solar Equipment and to Increase the Number and 582
Square Footage of Accessory Structures in the RR Zoning District 583
584
Finke stated that in addition to the discussion, this CUP would include two additional 585
accessory structures. He stated that the proposal would add the ground mounted equipment, a 586
greenhouse and small warming house near the tennis court in addition to the existing 587
accessory structure on the property which is already allowed under a CUP. He stated that 588
should the Commission recommend approval; that would be contingent upon the Council 589
adoption of the zoning amendment. He highlighted the proposed locations of the accessory 590
structures and solar equipment. He reviewed the architectural requirements for accessory 591
structures. He reviewed the criteria for reviewing CUP for accessory structures and solar 592
equipment. He stated that staff recommends approval subject to the conditions in the staff 593
report. 594
595
Murrin referenced the totals for the accessory structures allowed and asked if only 5,000 596
square feet of accessory structures are allowed. 597
598
Finke replied that up to 5,000 is permitted and additional can be requested through a CUP. 599
600
The applicant stated that it may look like a lot of buildings and recognized that the 601
Commission could be concerned, but noted that one is a screened in gazebo with a sandbox 602
for kids and two are sheds for horses and are not on cement. He stated that although it looks 603
like a large number, he would like to be able to have a self-sustaining property with the solar 604
and greenhouse for his family. He stated that the greenhouse and solar equipment would not 605
be visible from the road. He stated that he is hoping to create this for his family so they learn 606
to be self-reliant in the future. 607
608
It was also stated that there are wooded areas on two sides of the solar equipment and 609
additional screening would be created on the other sides to ensure the solar equipment is not 610
visible from the roadway. He stated that the shed would be increased as the tennis court is 611
going to be transformed into a skating rink and they would need a place to store that 612
equipment in the summer time. He stated that there already were nine structures on the site, 613
one large structure and eight little ones. 614
615
Murrin asked if the shade from the trees has been considered. 616
617
It was noted that the solar equipment company has given them the necessary information to 618
place the trees to ensure that the trees would not cast shadow on the equipment. 619
620
White opened the public hearing at 9:16 p.m. 621
622
White noted that a written letter was received and will be submitted into the record. 623
624
White closed the public hearing at 9:17 p.m. 625
626
DesLauriers stated that this is a great project and he supports self-sustaining energy. 627
628
Motion by Murrin, seconded by DesLauriers, to recommend approval of the Conditional 629
Use Permit amendment for 2705 Willow Drive, subject to the conditions noted in the staff 630
report. Motion carries unanimously. (Absent: Albers) 631
632
Finke noted that this will move forward to the City Council on October 3rd. 633
13
634
10. Approval of the August 8, 2017 Draft Planning Commission Meeting Minutes. 635
636
Motion by Reid, seconded by Amic, to approve the August 8, 2017, Planning Commission 637
minutes as presented. Motion carries unanimously. (Absent: Albers) 638
639
11. Council Meeting Schedule 640
641
Finke advised that the Council will be meeting the following Tuesday and DesLauriers 642
volunteered to attend in representation of the Commission. 643
644
12. Adjourn 645
646
Motion by DesLauriers, seconded by Reid, to adjourn the meeting at 9:20 p.m. Motion 647
carried unanimously. 648